5 March 2019 · Committee
10, Snugborough Avenue, Union Mills, Isle Of Man, IM4 4lr
The application proposed demolishing a two-storey end-of-terrace house at the edge of a residential estate in Braddan Parish. The existing vehicular access from Cronk Gennal to garages and parking areas at the rear of the terrace was only around 4.5m wide, and the demolition would allow it to be widened to 6m with a new footpath added. The main planning tension was the loss of a habitable dwelling, which Housing Policy 18 of the Isle of Man Strategic Plan 2016 would not normally permit. However, the officer concluded that the wider benefits — improved access to off-street parking and garaging for all residents in the terrace, reduced on-street parking pressure, and improved residential amenity — justified the loss of a single dwelling. Highways supported the scheme. Changes to the street scene were considered minor.
Although losing a habitable dwelling would normally conflict with Housing Policy 18, the officer and Planning Committee judged that the significant improvement to off-street parking access and residential amenity for all terrace residents outweighed that harm. Highways supported the widening to 6m with a footpath, and the visual impact on the street scene was considered minor.
Housing Policy 18 of the 2016 Plan
applications that involve the loss of existing housing which is fit for habitation would not usually be approved
Housing Policy 18: Applications which would involve the loss of existing housing which is fit for habitation or which could be made fit at reasonable cost will not usually be approved unless accompanied by firm proposals for replacement housing. CHAPTER 9 BUSINESS & TOURISM CONTENTS 9.1 Introduction 9.2 Industry, Storage and Distribution 9.3 Commerce 9.4 Retailing 9.5 Tourism CHAPTER 9 BUSINESS AND TOURISM 9.1 Introduction 9.1.1 The Government's central policies include the pursuance of "manageable and sustainable growth based on a diversified economy" and ensuring that "the Island has a population which is sufficient in skills to serve the needs of the community and the economy". These policies have enabled the Department to formulate the Strategic Economic Objectives set out in Chapter 3 (at paragraph 3.4). 9.1.2 Having regard to these Objectives, the Department has proposed Strategic Economic Policies in Chapter 4 (at paragraph 4.4). In terms of their impact on employment, these policies may be combined to produce the following single general policy:-
Highway Policy 4
New and existing highways must be designed so as to be capable of accommodating the vehicle and pedestrian journeys in a safe and appropriate manner
General Policy 2
Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Condition 1
1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
2. The side boundary treatment on the property frontage of No.12 Snugborough Avenue shall be no more than 1 metre in height for a distance of 2.4 metres set back from the kerb line/edge of carriageway of Snugborough Avenue and retained as such thereafter.
