29 July 2009 · Delegated
14, Third Avenue, Onchan, Isle Of Man, IM3 4na
The proposal involved removing the front wall of a mid-terraced dwelling on Third Avenue, Onchan, to form an off-road parking area. Car parking on Third Avenue was identified as a clear and recognised problem in the area. The officer noted that comparable front-garden hardstanding schemes had already been approved and carried out at several other properties on the same street, including numbers 13, 19, and another nearby address. The main planning issue was the impact on the street scene. The officer accepted that some harm to the street scene would result, but concluded that this did not outweigh the established pattern of similar approvals already implemented along Third Avenue. The application was assessed against General Policy 2 of the Isle of Man Strategic Plan 2007, including requirements for safe highway access and adequate parking provision, and was found to be acceptable on those grounds.
The proposal was approved because the harm to the street scene was considered insufficient to outweigh the precedent set by similar schemes already approved and implemented at other properties on Third Avenue. The recognised parking problem on the street and the consistency with previous decisions were the decisive factors.
Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property.
Onchan Local Plan
General Policy 2
Isle of Man Strategic Plan 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
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
This approval relates to the location plan and site plan date stamped the 2nd April 2009.
creation of a vehicle hardstanding and access in front garden
similar development
creation of vehicle hard-standing and access onto highway
similar development
erection of a two storey extension to rear elevation and formation of hardstanding and vehicular access to front elevation
similar development
