4 February 2015 · Delegated
Elm Tree House, Main Road, Onchan, Isle Of Man, IM3 1ah
This application sought permission to convert Elm Tree House, a three-storey split-level building at the junction of Elm Tree Road and Main Road in Onchan, from its former use as an emergency services headquarters into retail and office space. The building presents differently depending on the viewing angle — appearing three storeys from Main Road and two storeys from Elm Tree Road, with a predominantly glazed frontage facing Elm Tree Road. The officer's report identified the principle of the change of use, the impact on the street scene, effects on neighbouring amenities, and parking and highway safety as the main planning considerations. The application was permitted on 4 February 2015 through a delegated decision, in line with the officer's recommendation to approve.
The application was permitted on 4 February 2015 under delegated authority. The officer recommended approval, and the decision aligned with that recommendation. Key planning issues considered included the principle of the change of use, the impact on the character and appearance of the street scene, and the effect on neighbouring properties.
Mixed Use Residential/Office/Retail
The application site is within an area zoned as "Mixed Use Residential/Office/Retail" identified on The Onchan Local Plan 2000.
General Policy 2
The Isle of Man Strategic Plan (20th June 2007)
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
Business Policy 9
The Isle of Man Strategic Plan (20th June 2007)
Business Policy 9: The Department will support new retail provision in existing retail areas at a scale appropriate to the existing area and which will not have an adverse effect on adjacent retail areas. Major retail development proposals will require to be supported by a Retail Impact Assessment(1). (1) Retail Impact Assessment is defined in Appendix1.
