Officer Planning Report April 2005

Planning Report And Recommendations {{table:275172}} ### Considerations {{table:275170}} ### Written Representations A N Cretney ### Consultations {{table:275171}} ### Policy

Officer's Report

The site defined in red on the location plan, represents a parcel of land which is designated on the Onchan Local Plan as Private Woodland. There have been a number of applications in respect of the development of this land for apartments, a church and detached and semi-detached dwellings - all refused.

Now proposed is the change of use of the land as private garden, it is not absolutely clear that the use would be in conjunction with those properties immediately alongside or that any planting scheme would be put into place, thus securing the future of the trees and the treed environment.

I understand that there is a tandem proposal for the use of the site as a graveyard extension (05/00357). Whilst Onchan Church has pointed out that this is the only area in which the graveyard could extend, I am not sure it would either be suitable for such a use or that such a use could sustain the area as a treed environment. The latter would be more likely as part of a garden.

The applicant has now clarified (23.3.05) that 112 - 118 Royal Avenue would be likely to be the properties to which the land would be conveyed. They have indicated that one of the property owners has indicated that they would not be interested in purchasing the land and another would be interested in purchasing the whole lot. The erection of fencing to subdivide the site would be unfortunate and would undermine the Woodland aspect. However, conveying the land to one party may result in an unneighbourly relationship with the other. Whatever occurs, the provisions of the PDO should be restricted and an indication given as to the likelihood of future applications for structures or fencing being refused.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 28.03.2005

Conditions and Notes for Approval / Reasons and Notes for Refusal

• C : Conditions for approval
• N : Notes attached to conditions
• R : Reasons for refusal
• O : Notes attached to refusals

C 1. This permission relates to the use of the site as defined in the information submitted on 3rd February, 2005, as private garden.

C 2. Prior to the approved use taking place, a landscaping scheme must be submitted to and approved by the Planning Authority which shows accurately the position of all existing trees together with their species, condition and canopy spread and proposals for the future maintenance of the existing trees and new planting to maintain the woodland character of the area. It is recommended that the leyland cypress conifers which presently screen the site from the public footpath are removed and replaced with other species of a more appropriate form and size.

C 3. Notwithstanding the provisions of the Permitted Development Order 1983 or subsequent Order revoking this, no wall, fence, garage, garden shed, greenhouse, satellite dish, oil tank or other structure may be erected without planning permission. In order to maintain the woodland character of the site, it is not likely that planning permission for such structures will be forthcoming in this respect.

Decision Made : ………………………………………… Committee Meeting Date : …………………………………………

28 April 2005

28 April 2005