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{{table:4308}} ### Considerations {{table:4309}} ### Written Representations {{table:4310}} ### Consultations
The application site comprises of the curtilage of a detached dwelling that is located on Groudle Road in Onchan.
The planning application seeks approval in principle for the erection of two detached dwellings on the application site to replace the existing dwelling.
The application site has been the subject of one previous planning application that I consider to be relevant to the assessment of this current planning application:
Planning application 05/00216/B sought approval for the enlargement of the dwelling contained within the application site to provide additional living accommodation. This planning application was initially considered and refused on the 1st April 2005, with the initial refusal decision notice issued on the 7th April 2005. At a subsequent review on the 12th May 2005 the Planning Committee resolved to confirm the refusal, with the review refusal decision notice issued on the 19th May 2005. Basically the initial and review refusals were based on the belief that the proposed development would result in a significantly taller building that was out of keeping the surrounding area and the potential for unacceptable overlooking from proposed balcony areas. The Minister subsequently accepted the recommendation of the appointed Planning Inspector and dismissed at appeal against the refusal, with the refusal decision being confirmed on the 12th October 2005.
There is also a concurrent planning application related to the application site:
Planning application 06/00082/B seeks approval to alter and extend the existing dwelling contained within the application site. At the time of writing this report this planning application has yet to be determined.
| Application No.: | 06/00090/A |
| Applicant: | M P Associates |
| Proposal: | Approval in principle to demolish existing dwelling and erection of two detached dwellings |
| Site Address: | 41 Groudle Road Onchan Isle Of Man IM3 2EF |
Onchan District Commissioners recommend that the planning application be approved subject to the imposition of a condition relating to the design of the dwellings.
The owners and/or occupants of 39 Groudle Road, which neighbours the application site, object to the proposed development on the grounds that they consider it an over development of the site, that is will give rise to nuisance, that it will be out of keeping with the surrounding area and that the proposal is contrary to a covenant.
The owner and/or occupant of 28 Fairway Close, which neighbours the application site, state there preference that the dwellings be single storey and in keeping with the surrounding properties.
The owner and/or occupant of Seacliffe, which is a considerable distance from the application site, support the proposed development.
Under the Onchan Local Plan the application site is located within an area recognised as being in predominantly residential use. There are no policies within the plan that I consider to be specifically relevant to the assessment of the planning application.
In terms of assessing the proposed development I consider that it is a case of examining the size of the application site and assessing whether two dwellings could be accommodated whilst being in keeping with the character of the surrounding area.
The surrounding area is made up of a variety of different house types and styles. In this particular location I believe that single storey dwellings would be the most appropriate form of development, although accommodation within the roo/space may be acceptable. The submitted drawing demonstrates that two dwellings, each of a size comparable to existing dwellings within the surrounding area, can be positioned on the application site. I am satisfied that the site could be developed appropriately and have sufficient amenity space associated with it. A natural building line occurs between the properties to the east and west of the application site.
Overall I consider that the application site can suitably accommodate two detached dwellings without causing an adverse impact on the surrounding properties. I recommend that the planning application be approved.
I consider that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Onchan District Commissioners; The owners and/or occupants of 39 Groudle Road; and The owner and/or occupant of 28 Fairway Close.
I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should be afforded interested party status:
The owner and/or occupant of Seacliffe.
Recommended Decision: Permitted
Date of Recommendation: 08.05.2006
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
C 2. This approval relates to the erection of two detached dwellings on the land defined by the red line as shown on drawing no. 0329/PL02 date stamped the 18th January 2006.
C 3. Each dwelling must be single storey in height. Accommodation within the roofspace is acceptable.
C 4. Each dwelling must have its own means of access onto Groudle Road.
C 5. The curtilage of each dwelling must include facility to allow a vehicle to turn within the site so that it can exist in a forward gear.
C 6. The position of the two dwellings must take account of the natural building line that occurs between the two properties to the east and west of the application site.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
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