15 December 2023 · Head of Development Management (Stephen Butler)
Ballaoates Cottage, East Baldwin, Isle Of Man, IM4 5en
The site is the curtilage of a two-storey detached dwelling in rural East Baldwin, at the junction of Ballaoates Road (A22) and East Baldwin Road (B21), screened by fencing and mature hedging. The proposal involves demolishing the existing pair of small garages (internal dimensions 2.475m x 6.35m and 2.545m x 4.94m) an…
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The officer considered the proposal would have minimal additional visual impact on the character of the site and surroundings over and above that already existing, as the new garage respects the propo…
Environment Policy 1
Presumption against development in countryside where protection is paramount, but existing dwelling allows replacement garage consideration. Officer found no adverse effect on countryside or landscape character.
General Policy 2
Addresses general impacts of development. Proposal compliant due to minimal visual impact, no neighbour amenity harm, and highway acceptability.
General Policy 3
Relevant to general countryside impacts alongside EP1. Proposal preserves rural character.
Housing Policy 15
Extensions to traditional countryside dwellings must respect proportion, form and appearance; only exceptionally over 50% floor space. New garage respects existing, not excessive, maintains character.
Housing Policy 16
No extensions to non-traditional/poor form dwellings that increase impact. Dwelling traditional; garage replacement acceptable.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
raised no objections
no significant negative impact upon highway safety, network functionality and/or parking
Highway Services, Braddan Commissioners, and Highways Drainage all raised no objections to application 23/01224/B, with Highways Drainage advising compliance with drainage regulations to prevent surface water runoff onto the highway.
Key concern: surface water runoff onto public highway contravening Highway Act 1986
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking.
Braddan Commissioners
No Objectionthe Commissioners discussed the planning applications below at their meeting on 26 October 2023 and had no objections to any of them; PA23/01224/B - Demolition of two garages and construction of new garage - Ballaoates Cottages, East Baldwin, Braddan, IM4 5EN
DOI Highways Drainage
Conditional No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.; Recommendation: The applicant should be aware of and ensure compliance with the two clauses above.
Conditions requested: The applicant should be aware of and ensure compliance with the two clauses above
Department of Infrastructure Highways Drainage
Conditional No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.; Recommendation: The applicant should be aware of and demonstrate compliance with the comments above.
Conditions requested: The applicant should be aware of and demonstrate compliance with the comments above
