1 March 2019 · Delegated - Principal Planner Sarah Corlett
Field 612727, Baldrine Road, Baldrine, Isle Of Man, IM4 6ee
The proposal is for detailed approval of a two-storey dwelling (appearing as a bungalow from public views due to topography) on plot one of a seven-dwelling site, with approximately 346 sq m floor area, integral garage, parking, and soakaway drainage.
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The officer assessed the proposal against the residential allocation in the Laxey and Lonan Area Plan (L/RES/P/10), confirming it respects the site's inconspicuous nature, topography, and need for arc…
Land adjacent to Highfield Drive - Area 13
Policy allocates field for residential development at relatively high density for first time buyers, acknowledging archaeological site (requiring Manx National Heritage consultation), access from Baldrine Road, no dwellings in access field, children's play facilities, and on-site sewage treatment due to no mains drainage. Officer confirmed site allocation supports proposal, with archaeology and tree protection addressed via plans and conditions; drainage via soakaways aligns with prior acceptance.
General Policy 2
Requires development in land use zoning to respect site/surroundings in siting/layout/scale/design/landscaping, without adverse impacts on landscape, amenities, highways, services, etc. Officer found proposal complies via topography-reduced visual impact, neighbour distances, tree/landscape conditions, parking, and prior drainage/access acceptance.
No development permitted adversely affecting railways
No development adversely affecting appearance/character/amenities/views from Manx Electric Railway. Proposal sits alongside railway but lower, screened; drainage prevents runoff impact; prior AIP consultation satisfied.
No development affecting archaeological features
No development adversely affecting archaeological features or settings; Manx National Heritage consultation required. Archaeological feature protected by pre-commencement fencing per drawing 18/2710/03.
Environment Policy 40
No development damaging/disturbing archaeological sites or monuments/settings. Aligns with L/CRB/P/1; protection via condition 4.
Time limit
The development hereby approved must be commenced prior to 7th September 2021. Reason: to accord with the terms of the approval in principle and to avoid the accumulation of unimplemented planning approvals.
Tree protection during/after development
No retained tree shall be cut down, uprooted, destroyed, pruned, cut or damaged in any manner during the development phase and thereafter within 5 years from the date of occupation of the building for its permitted use, other than in accordance with the approved plans and particulars. In the event that retained trees become damaged or otherwise defective during the construction phase due to events outside of the applicant's control the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented. Reason: To ensure that trees marked for retention are not removed, in the interests maintaining the amenities of the area and to ensure the visual impact of the development is mitigated.
Tree protective fencing
Prior to the commencement of the development hereby approved, the protective fencing required to protect retained trees, detailed in the Plot 1 Site Plan (drawing 18/2710/09) shall be fully installed and implemented and retained for the duration of the construction process. Reason: To ensure that trees marked for retention are adequately protected, in the interests maintaining the amenities of the area and to ensure the visual impact of the development is mitigated.
Archaeological feature protective fencing
Prior to the commencement of the development hereby approved the protective fencing required to protect the archaeological feature, as shown on drawing 18/2710/03, shall be fully installed and implemented and retained for the duration of the construction process. Reason: To ensure the protection of the archaeological feature during the construction phase of the development.
Landscaping scheme
No development shall take place until full details of soft and hard landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new planting within Plot 1 & the Landscaped Public Open Space Area showing, type, size and position of each. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling (Plot 1), whichever is the sooner. Details of the hard landscaping works include footpaths and hard surfacing materials to Plot 1 and the Landscaped Public Open Space Area. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwelling (Plot 1) hereby permitted. Reason: To ensure the provision of an appropriate landscape setting to the development.
Parking and manoeuvring hard surfacing
Prior to the occupation of the dwelling the parking and vehicle manoeurving areas associated with the property shall be suitably hard surfaced and available for these purposes and permanently retained as such thereafter. Reason: to accord with the requirements of the Strategic Plan and in the interests of highway safety.
Access and highway impact acceptable as per prior approval 16/01139/A; adequate parking and turning; drainage for future Highway Agreement
No objection; large dwelling on adequate plot; acceptable design compromise in sensitive landscape location
No objection subject to tree protection conditions
Garff Commissioners raised no objections to the reserved matters application, while two neighbouring residents expressed strong objections primarily concerning highway safety and inappropriate development.
Key concern: dangerous blind dog-leg on Baldrine Road with poor visibility and increased heavy traffic
Garff Commissioners
No ObjectionThe Commissioners acknowledge that this application is to deal with the detail of an already approved scheme of development.; Members noted that this application was for a large dwelling, however they felt that the size of the plot was adequate for the scope and size of the proposed house.; There were no objections to the proposals
Dr Christopher Clague and Mrs Anne-Louise Clague
Conditional No ObjectionWe must necessarily traverse a dangerous and entirely blind single lane dog-leg, circled in red, where visibility is presently exceptionally poor due to the presence of high sod banks and trees on both sides of the road.; We propose that any approval should be conditional on Baldrine Road being significantly widened and converted to a two lane road, at least as far as the entrance to the newly proposed development.
Conditions requested: Baldrine Road to be significantly widened and converted to a two lane road at least as far as the entrance to the newly proposed development; removal of a number of trees along the east side of the existing sod bank; realignment of both (presently right angle) blind corners to allow for adequate safety and proper vehicular visibility around both corners; further displacement of the proposed footpath in a more easterly direction within the field boundary
Mr P Garrett
ObjectionThe widespread opposition to the previous application for this site (16/01139/A) is well-documented.; The original application referred to "dormer bungalows" yet this plan features an enormous two storey five bedroom house. It is completely out of keeping with other houses in the vicinity.
