4 November 2008 · Delegated
Settlers Hollow, King Edward Road, Onchan, Isle Of Man, IM3 2jp
The site is the residential curtilage of a detached dwelling next to Groudle Glen Cottages, King Edward Road, Onchan. The land falls within areas designated under the Onchan Local Plan 2000 as open space for private woodland or parkland and as being of ecological interest. Policy O/RES/P/22 generally restricts new dwellings outside designated residential areas, and policy O/NC/P/2 creates a presumption against development that would harm areas of ecological interest. Despite these designations, the officer concluded that the principle of erecting a replacement dwelling on the site was acceptable, having regard to the relevant local plan and housing policies. Onchan District Commissioners supported approval, while the occupant of the neighbouring property at 5 Scott Close raised concerns about access arrangements and potential construction impacts.
The officer judged that a replacement dwelling on an existing residential curtilage was acceptable in principle under the applicable local plan and housing policies, notwithstanding the site's landscape and ecological designations. The proposal was not for a new dwelling in open countryside but a like-for-like replacement, which the policy framework was found to permit. Three conditions were attached to the approval.
Outside those areas designated for residential development new dwellings will generally not be permitted within the local plan area.
In order to preserve the areas of interest for nature conservation within the study area, there will be a general presumption against any development which would have an adverse impact or effect on any area of ecological interest
Condition 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.
Condition 2
This approval in principle relates to the application site defined by the red line on drawing no. Loc(02) date stamped the 11th July 2008.
Condition 3
No approval is granted nor should be conferred by this approval in principle for the development shown on drawing no.s GE/(01), GE:(02), Loc(02) and SN/(01) date stamped the 11th July 2008. The matters of scale, form, massing and position of any replacement dwelling are reserved and shall be the assessed against the provisions of Housing Policy 14 of the Isle of Man Strategic Plan 2007.
