Onchan Local Plan

Contents

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Conclusions

The Department considers that Onchan Village has grown quite considerably in the last few decades to such an extent that it spreads very visibly as an extension to Douglas from the golf course in the east to open countryside at Little Mill and Ballachrink. The Department considers that Onchan should not be permitted to spread any further into the surrounding countryside and that development opportunities should be maximised within the built-up part of the village. This Section on Residential development is intended to present a balanced approach to the provision of land for housing whilst bearing in mind infrastructural constraints such as schooling.

It should be noted that the previous drafts of this local plan contained a requirement that a minimum of three car parking spaces be provided with any new residential development in Onchan. The Inspector appointed to hear the public inquiry commented that this was inappropriate and that the Department should rely upon the standard set out in the Isle of Man Planning Scheme (Development Plan) Order 1982 which requires 1.5 spaces to be provided per unit, preferably behind the building line. It is pertinent to note that if 1.5 spaces are to be provided behind the building line and the building line is the standard distance of five or six metres from the highway, there will be two and a half spaces provided in any case and the requirement for three spaces is not a significant increase over and above what is currently being required. The Department is however, obliged to take account of changing circumstances in Onchan and in particular the rise in residential development and car ownership and the reliance upon the motor car by many residents for transport to and from work. It has been observed that many of the residential areas in Onchan now experience significantly more on-street car parking than was the case in previous years despite the application of the 1.5 space policy and in order to avoid congestion of residential roads in this way, the Department considers that in Onchan it is appropriate to increase the requirement for car parking to a minimum of three spaces per dwelling unit. Whilst there is some merit in having an Island-wide standard, conditions and circumstances vary considerably from area to area. As Onchan is within convenient driving distance of the capital and appears to have a relatively high level of car ownership, it is felt that the Inspector did not properly understand the car parking problems which Onchan faces. Consequently the Department does not accept the Inspector's recommendation to apply a standard which is applied throughout the Island - namely 1.5 spaces per dwelling unit - and at that a standard which was introduced over seventeen years ago. It should be noted that local plans are intended to look in some detail at local demands and pressures and in this respect this is what this policy intends to achieve. It is also particularly relevant that this policy is supported by both Onchan District Commissioners and the Department of Transport.

As such, bearing in mind the above points, it is considered that the following policies are suitable for Onchan with respect to residential development:

DOUGLAS BAY HOTEL SITE - Area 3

THIS SITE WILL BE CONSIDERED SUITABLE FOR RESIDENTIAL DEVELOPMENT OF EITHER INDIVIDUAL DWELLINGS OR APARTMENTS. ANY DEVELOPMENT MUST BE SYMPATHETIC TO THE PROMINENT LOCATION AND A BUILDING OF EQUAL PROMINENCE AND OF A HIGH STANDARD OF DESIGN WILL BE EXPECTED TO DOMINATE THE SITE. EACH RESIDENTIAL UNIT MUST HAVE AT LEAST THREE CAR PARKING SPACES ALLOCATED THERETO ALTHOUGH CONSIDERATION WILL BE PAID TO THE NUMBER OF BEDROOMS AND THE SIZE OF UNITS WHERE APARTMENTS ARE PROPOSED.

MAJESTIC HOTEL SITE - Area 4

DEVELOPMENT OF THIS SITE FOR RESIDENTIAL PURPOSES WILL BE PERMITTED WHERE THIS COMPLIES WITH THE FOLLOWING DEVELOPMENT BRIEF:

1. provision must also be made for the servicing of the development in terms of access and car parking which must be provided at a ratio of at least three spaces (which may include a garage) per dwelling. Where apartments are proposed, parking spaces should be provided at a ratio of one space per bedroom.
2. the height of the new building(s) erected between the former hotel and King Edward Road may not exceed that of the former Majestic Hotel that is a maximum ridge height (excluding chimneys) of 56.00 above ordnance datum. Any buildings built on the lower part of the site - that is between the former hotel and the public footpath - must be reduced in height below the level referred to above in recognition of the sloping nature of the site.
3. any detailed proposal must include a landscaping scheme to complement the buildings proposed and to soften the impact of the buildings proposed. Particular attention will be paid to the impact of the development from the public footpath which runs on the coastal side of the site and no buildings will be permitted any closer to the footpath than 20 metres.

LAND BETWEEN LAKESIDE AND GROUDLE GLEN - Area 6

DEVELOPMENT OF THE AREA SITUATED BETWEEN LAKESIDE GARDENS, GROUDLE ROAD, WHITEBRIDGE ROAD AND GROUDLE GLEN WILL BE CONSIDERED APPROPRIATE FOR RESIDENTIAL DEVELOPMENT WHERE THE DOMINATING FEATURE OF THE SITE IS LARGE TRACTS OF PUBLIC OPEN SPACE WITH APPROPRIATE CLUMPS OF TREE PLANTING AND PUBLIC RIGHTS OF WAY THROUGHOUT THE AREAS OF OPEN SPACE. DEVELOPMENT OF THE SITE SHOULD IN ADDITION COMPLY WITH THE FOLLOWING DEVELOPMENT BRIEF:-

1. Development must be arranged in separate clusters of buildings, each distinguished from others by open space and tree planting. Within each cluster a variety of house types is encouraged to minimise the impact of the buildings as viewed from elsewhere and particularly further afield.
2. Development of these clusters may only take place within the area delineated for development with no building erected closer than 80 metres to the Groudle River
3. Each individual cluster may not exceed a density of five dwellings per acre with no more than 61 dwellings in total on the site.
4. A variety of house types, sizes and materials should be introduced onto the site to add interest and help reduce the impact of the development as viewed from further afield.
5. Each dwelling must have provided a minimum of three car parking spaces at least one of which must be provided and retained behind the building line.

LAND BETWEEN GROUDLE ROAD AND GROUDLE GLEN - Area 6
(Low Density Housing in Parkland)

DEVELOPMENT OF THE PIECE OF LAND WHICH LIES BETWEEN THE SITE REFERRED TO IN 4.14 AND 4.47 ABOVE, GROUDLE GLEN, GROUDLE ROAD AND THE BRIDGE OVER GROUDLE RIVER WILL BE CONSIDERED ACCEPTABLE FOR LOW DENSITY HOUSING IN PARKLAND IN ACCORDANCE WITH PLANNING CIRCULAR 8/89 AND WHERE NO DEVELOPMENT IS ERECTED WITHIN 80 METRES OF THE GROUDLE RIVER. THE BOUNDARY BETWEEN THE SITE AND GROUDLE ROAD MUST BE FORMED BY A SOD HEDGE - EITHER THAT WHICH CURRENTLY EXISTS OR ONE RECONSTRUCTED AS PART OF THE DEVELOPMENT. THE SITE MUST ALSO HAVE ON ITS NORTHERN PART A SIGNIFICANT AREA OF PUBLIC OPEN SPACE CONTIGUOUS WITH THAT PROPOSED AS PART OF THE DEVELOPMENT OF THE ADJOINING LAND (see paragraph 4.47).

LAND AT HAGUE FARM - Area 7

THIS SITE MAY BE DEVELOPED FOR RESIDENTIAL PURPOSES WHERE:-

1. a mixture of house types would be encouraged with some provision for smaller units suitable for first time buyers.
2. where the development abuts existing property, new buildings may not come closer to this mutual boundary than 10 metres or the distance from the existing property to the mutual boundary, whichever is the greater.
3. development proposals must include provisions for children's play facilities which must represent at least one area of a minimum of half an acre within the site.
4. development proposals must demonstrate a reduction in the density of development toward the north western edge of the site where this abuts the fields alongside Blackberry Lane and a significant increase in planting to soften the edge of the development in this part of the site.
5. each dwelling must have a minimum of three car parking spaces provided at least one of which must be provided and retained behind the building line.

LAND AT RIDGEWAY ROAD - Area 9

THIS PIECE OF LAND WILL BE CONSIDERED SUITABLE FOR RESIDENTIAL DEVELOPMENT AND THERE IS A VARIETY OF WAYS IN WHICH THE SITE COULD BE DEVELOPED. AS RIDGEWAY ROAD IS CHARACTERISED BY DEVELOPMENT OF SEMI-DETACHED AND TERRACED PROPERTIES WHICH FRONT ONTO RIDGEWAY ROAD IT IS CONSIDERED ACCEPTABLE TO RE-CREATE THIS TYPE OF DEVELOPMENT ONTO RIDGEWAY ROAD ON THE SOUTH WESTERN SIDE. HOWEVER, A MORE IMAGINATIVE SCHEME MAY BE PRODUCED BY AVOIDING A LINE OF DEVELOPMENT PARALLEL WITH RIDGEWAY ROAD. TREE PLANTING WILL BE REQUIRED AS PART OF THIS DEVELOPMENT. EACH DWELLING MUST HAVE PROVIDED A MINIMUM OF THREE PARKING SPACES AT LEAST ONE OF WHICH MUST BE PROVIDED AND RETAINED BEHIND THE BUILDING LINE. PROVISION FOR SMALLER UNITS SUITABLE FOR FIRST TIME BUYERS IS ENCOURAGED.

PLOTS WITHIN MANOR PARK - Area 10

DEVELOPMENT OF THE REMAINING PLOTS WITHIN MANOR PARK WILL BE PERMITTED FOR RESIDENTIAL PURPOSES WHERE SUCH DEVELOPMENT RESPONDS TO THE STYLE AND DENSITY OF DEVELOPMENT ON EACH SIDE OF THE ROAD AND WHERE THE AMENITIES (OUTLOOK, LIGHT AND PRIVACY) OF EXISTING PROPERTIES WHICH ABUT THE SITE ARE NOT ADVERSELY AFFECTED.

LAND BEHIND GOVERNMENT HOUSE - Area 11

RESIDENTIAL DEVELOPMENT MAY BE PERMITTED ON PART OF THE LAND WHICH IS PRIMARILY RESERVED FOR EDUCATIONAL PURPOSES, BETWEEN GOVERNMENT HOUSE AND HEYWOOD PARK. THIS WILL ONLY BE PERMITTED WHERE THIS LAND IS REQUIRED FOR SHELTERED HOUSING AND/OR SPECIALIST FACILITIES FOR THE MANX BLIND WELFARE SOCIETY. DEVELOPMENT WILL ONLY BE PERMITTED IN THE TOP PART OF THE TWO FIELDS CLOSEST TO HEYWOOD PARK AND PROPOSALS FOR SUCH DEVELOPMENT MUST BE ACCOMPANIED BY PROVISION OF RECREATIONAL FACILITIES FOR USE BY CHILDREN FROM ADJACENT RESIDENTIAL DEVELOPMENT. PROPOSALS FOR DEVELOPMENT MUST ALSO BE ACCOMPANIED BY PROPOSALS FOR PEDESTRIAN ACCESS FROM HEYWOOD PARK. DEVELOPMENT MUST ALSO MAKE ADEQUATE PROVISION SO AS TO AVOID ADVERSE IMPACT ON THE OUTLOOK, PRIVACY AND LIGHT OF EXISTING PROPERTIES WHICH ABUT THE SITE AND MUST INCLUDE SUFFICIENT SPACE - AT LEAST 120 METRES BETWEEN THE ROADWAY AND ANY NEW BUILDING - AND PLANTING BETWEEN THE TT COURSE AND THE NEW BUILDINGS SO AS TO AVOID THE MERGING OF DOUGLAS AND ONCHAN AT THIS POINT.

KING EDWARD ROAD - Area 12

THIS SITE, ADJACENT TO "FAR END" WILL BE CONSIDERED SUITABLE FOR THE DEVELOPMENT OF A MAXIMUM OF THREE NEW DWELLINGS. DEVELOPMENT MUST RESPOND TO THE NATURAL CONTOURS OF THE SITE AND MUST AVOID UNNECESSARY UNDERBUILDING OR BUILDING UP OF THE FLOOR LEVELS. DEVELOPMENT MUST RETAIN AND ENHANCE THE PUBLIC FOOTPATH WHICH RUNS THROUGH THE SITE. ACCESS TO THE SITE MUST BE IN THE FORM OF A SINGLE CUL-DE-SAC FROM KING EDWARD ROAD WITH NO GRADIENT OF ANY ROAD OR DRIVE TO EXCEED 1 IN 10. CAR PARKING MUST BE PROVIDED AT A RATIO OF AT LEAST THREE SPACES PER DWELLING WHERE AT LEAST ONE OF THESE IS PROVIDED AND RETAINED BEHIND THE BUILDING LINE.

FURMAN CLOSE - Area 13

RESIDENTIAL DEVELOPMENT WILL BE CONSIDERED ACCEPTABLE ON THIS SITE WHERE THE DENSITY IS IN KEEPING WITH THAT OF THE EXISTING DEVELOPMENT IN THE IMMEDIATE VICINITY. AT LEAST THREE CAR PARKING SPACES MUST BE PROVIDED WHERE AT LEAST ONE OF THESE IS PROVIDED AND RETAINED BEHIND THE BUILDING LINE AND SINGLE STOREY DWELLINGS ONLY WILL BE PERMITTED ON PLOTS WHICH BACK ONTO EXISTING SINGLE STOREY PROPERTY.

BROWNSWOOD, ASHLEY HILL - Area 14

IT WILL BE ACCEPTABLE TO ERECT ONE FURTHER DWELLING WITHIN THE EXISTING CURTILAGE OF BROWNSWOOD, ASHLEY HILL. SUCH DWELLING MUST BE OF TRADITIONAL CHARACTER AND PROPOSALS FOR DEVELOPMENT MUST INCLUDE NEW TREE AND SHRUB PLANTING TO SOFTEN THE IMPACT OF THE DWELLING AS VIEWED FROM THE HIGHWAY.

26, GOVERNOR'S ROAD - Area 18

THIS SITE WILL BE CONSIDERED SUITABLE FOR THE DEVELOPMENT OF ONE DWELLING WHERE THIS DOES NOT RESULT IN THE LOSS OF TREES OVER AND ABOVE THOSE WHICH ARE CONSIDERED NECESSARY IN THE INTERESTS OF TREE MANAGEMENT ON THE SITE. SPECIAL ATTENTION MUST ALSO BE PAID TO THE IMPLICATIONS OF THE DEVELOPMENT ON THE TREES AFTER BUILDING HAS BEEN COMPLETED (FOR EXAMPLE THE EFFECT OF BRANCHES AND LEAVES ON THE COMPLETED BUILDING, ANY GROWTH WHICH MAY REASONABLY BE EXPECTED FROM EXISTING TREES AND THE IMPACT OF TREE ROOTS ON THE BUILDING AND VICE VERSA). AT LEAST THREE CAR PARKING SPACES MUST BE PROVIDED WHERE AT LEAST ONE OF THESE IS PROVIDED AND RETAINED BEHIND THE BUILDING LINE.

NURSERY HOTEL SITE - Area 19

DEVELOPMENT OF THIS SITE FOR THE PROVISION OF SHELTERED HOUSING WILL BE CONSIDERED ACCEPTABLE WHERE THE DEVELOPMENT IS ADEQUATELY SCREENED FROM THE PUBLIC CAR PARK WHICH FRONTS THE SITE. EXISTING TREES MUST BE RETAINED WHERE POSSIBLE.

LOWER BALLACASHIN, ABBEYLANDS - Area 20

THE DEVELOPMENT ON ONE DWELLING WILL BE PERMITTED HERE WHERE THE DWELLING IS SITUATED IN AMONGST THE EXISTING FARM BUILDINGS, IS DESIGNED AS A MODEST TRADITIONAL FARM HOUSE IN COMPLIANCE WITH THE PROVISIONS OF PLANNING CIRCULAR 3/91 POLICIES 2-7 INCLUSIVE AND MAY INCLUDE A SINGLE STOREY DWELLING. ANY PROPOSAL FOR DEVELOPMENT MUST BE ACCOMPANIED BY A LANDSCAPING SCHEME WHICH INTRODUCES NEW TREE PLANTING OF INDIGENOUS SPECIES TO MINIMISE THE VISUAL IMPACT OF THE DWELLING.

SLEGABY AND BALLCOTTIER FARMS - Area 21

THE DEPARTMENT WILL CONSIDER FAVOURABLY A PROPOSAL TO CONVERT THE EXISTING TUCK MILL INTO LIVING ACCOMMODATION WHERE THIS RETAINS THE FABRIC AND THE APPEARANCE AND CHARACTER OF THE EXISTING BUILDING. THE APPLICANT IS ADVISED TO CONSULT THE DEPARTMENT OF LOCAL GOVERNMENT AND THE ENVIRONMENT'S CONSERVATION OFFICER AND MANX NATIONAL HERITAGE PRIOR TO THE FORMULATION OR SUBMISSION OF A PLANNING APPLICATION.

SLEGABY AND BALLACOTTIER FARMS - Area 21

THE DEPARTMENT WILL CONSIDER FAVOURABLY ANY PROPOSAL WHICH EITHER CONVERTS AND RESTORES THE LARGE STONE BARN IN THE WESTERN CORNER OF THE FARM GROUP FOR PURPOSES OF RESIDENTIAL ACCOMMODATION, TOURIST ACCOMMODATION OR LIGHT INDUSTRY. SUCH PROPOSALS MUST PRESERVE THE CHARACTER AND APPEARANCE OF THE BUILDING AND MUST INVOLVE THE DEMOLITION OF THE ADJACENT DERELICT BUILDING WHERE SUCH MAY NOT BE REBUILT ELSEWHERE.

SLEGABY AND BALLACOTTIER FARMS

THE DEPARTMENT WILL ALSO CONSIDER FAVOURABLY ANY PROPOSAL FOR THE DEMOITION OF THE LARGE BARN AT THE WESTERN EDGE OF THE GROUP OF FARM BUILDINGS AND ITS REPLACEMENT BY A NEW SUBSTANTIAL DWELLING, DESIGNED IN ACCORDANCE WITH POLICY 8 OF PLANNING CIRCULAR 3/91. ANY REPLACEMENT BUILDING MUST BE FINISHED IN MANX STONE TAKEN FROM THE DEMOLISHED STONE BARN.

SLEGABY AND BALLACOTTIER FARMS - Area 21

ANY PROPOSAL IN ACCORDANCE WITH POLICIES O/RES/P/15, O/RES/P/16 AND O/RES/P/17 MUST BE ACCOMPANIED BY A COMPREHENSIVE SCHEME FOR TIDYING UP THE COMPLEX AS A WHOLE AND MANAGEMENT OF THE EXISTING WOODLAND TOGETHER WITH A SCHEME FOR NEW PLANTING IN AND AROUND THE EXISTING TREES. APPLICANTS MUST ALSO CONSULT MANX NATIONAL HERITAGE WITH RESPECT TO THE ARCHAEOLOGICAL SENSITIVITY OF THE SITE.

SLEGABY AND BALLACOTTIER FARMS - Area 21

THE DEPARTMENT WOULD ENCOURAGE THE APPLICANT IN THE PREPARATION OF SCHEMES IN ACCORDANCE WITH POLICIES O/RES/P/15, O/RES/P/16 AND O/RES/P/17 TO CONSIDER THE INTRODUCTION OF A PUBLIC RIGHT OF WAY THROUGH THE SITE FROM THE BALLACOTTIER ROAD TO THE CREG-NY-BAA.

OTHER PARTS OF ONCHAN

THE ERECTION OF NEW RESIDENTIAL PROPERTIES MAY BE PERMITTED WITHIN AREAS DESIGNATED FOR RESIDENTIAL USE WHERE THESE WOULD FIT IN WITH THE DENSITY, MASSING, DESIGN AND CHARACTER OF EXISTING ADJACENT DWELLINGS.