11 December 2024 · Planning Committee
Ashwood, Ballamenagh Road, Baldrine, Isle Of Man, IM4 6al
The proposal involves demolishing the existing 1970s bungalow on a 0.48 hectare site and replacing it with three detached two-storey dwellings of varying sizes, each with private parking, turning areas and gardens, served by a shared private driveway off Ballamenagh Road.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer considered the site is now designated 'Predominantly Residential' within Baldrine settlement boundaries under the Area Plan for the East 2020, accepting greater development intensity than …
Strategic Policy 1
Requires efficient use of land/resources including optimising previously developed land. Officer assessed proposal optimises 0.48ha site with low density housing, complying via spacious plots, access, landscaping and amenity standards.
Strategic Policy 2 - Priority for new development to identified towns and villages
Priority for new development in identified towns/villages. Site within Baldrine settlement boundaries, supports housing in sustainable village.
Strategic Policy 3 - To respect the character of our towns and villages
Respect character of towns/villages. Dwellings setback 18-26m, screened by landscaping, lower density than adjacent Baldrine Park, transitions to countryside.
General Policy 2
General development considerations including amenity, highways, services. No significant neighbour/highway harm; mains services compliant.
Environment Policy 4
Wildlife/nature conservation. Conditions secure swift/bat boxes, bee bricks, tree/hedgerow protection; no protected species harm.
Environment Policy 42
New development in settlements to account for character/identity. Design with contemporary glazing, render/stone fits residential transition.
Housing Policy 1
General need for housing 2011-2026. Contributes to 2440 dwellings required in East.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
No permitted development extensions
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Access, passing place and visibility splays
Prior to the occupation of any dwelling hereby approved the approved works to the access of the site onto the Ballamenagh Road, creation of a passing place and visibility splay(s) all identified on drawing Nr 1054-07 REV A shall be constructed in accordance with the approved plans and the visibility splay(s) shall also be kept permanently clear of any obstruction exceeding 1050mm in height above adjoining carriageway level.
Swift bird boxes
The swift bird boxes shall be installed in accordance with the details specified on Drawings Nos. 1054-03, 1054-04 and 1054-05 and shall be provided on that dwelling prior to its occupation. Once provided, the bird boxes, bat boxes and bee bricks shall be retained thereafter.
Tree retention and protection
All works to be undertaken in full accordance with the tree retention and protection measures, including use of Construction Exclusion Areas, shown in Drawing No. 1054-02 REV B and these shall remain in place till the construction phase of the development in that plot has been completed.
No removal of retained trees/hedgerows
No retained tree or hedgerow shall be cut down, uprooted, or otherwise destroyed 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 as shown on drawing 1054-02 REV B. In the event that existing trees marked for retention die or become damaged or otherwise defective prior to commencement or during the construction phase the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
Landscaping scheme
All planting, seeding or turfing comprised in the approved details of landscaping on drawing 1054-02 REV B must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the development, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. The hard landscaping works (i.e. footpaths etc) shall be completed in full accordance with the approved details prior to the first occupation of the development thereby permitted.
Surface and foul water drainage
Prior to the occupation of any dwelling the soakaway/swales and foul water pump/drains as shown on Drawings Nr 22-152-01 REV C and Nr 1054-02 REV B shall be completed ready for use and retained thereafter.
Passing place/highway works
Prior to the occupation of any dwelling the passing place/highway works as shown on drawings 1054-02 REV B and 1054-07 REV A shall be completed and retained thereafter.
no objection subject to access arrangements per approved drawings and completion prior to occupation; S109 agreement required post-consent
no objection following amended drainage plans; pump station acceptable, sufficient headroom in discharge licence, outfall defect repaired
Highway Services initially requested revisions but ultimately issued no objection subject to conditions; Manx Utilities objected to the wastewater pumping proposals; DEFA Ecosystem Policy and Garff Commissioners objected due to sewage discharge concerns and overdevelopment; Manx Wildlife Trust recommended no approval until sewage issues resolved.
Key concern: Sewage discharge into Laxey Bay Marine Nature Reserve
Highway Services HDC
Conditional No ObjectionThe proposal raises no significant road safety or highway network efficiency issues, accordingly, Highway Services DC raises no objection to the proposal subject to...; Visibility from the altered access has been provided at 2.4m x 120m to the right on exit and 100m to the left on exit.; Due to the inclusion of highway widening works of a unique nature, the proposal should be accompanied by a road safety audit.
Conditions requested: All access arrangements to accord to Drawing No. 1054-02 Rev A and 1054-07 Rev A; All access, parking and associated highway works to be complete prior to first occupation; Section 109(A) Highway Agreement required post planning consent; Passing place to be constructed to current highway standards and proposed for adoption under a Section 4 agreement; Drainage details including channels to intercept surface run-off to be assessed and agreed by Highway Services Drainage Team; Existing road drainage to be retained or effective alternative provided
Manx Utilities
ObjectionManx Utilities object to the application on the following reasons; Manx Utilities would not permit the connection of the proposed dwellings into the wastewater network based on the drainage proposals currently indicated within the application.
DEFA Ecosystem Policy Officer
ObjectionDEFA Ecosystem Policy and Fisheries Teams objects to the proposed development on the basis of greater likelihood of increased raw sewage discharge into a statutorily protected marine nature reserve
Conditions requested: Timely and effective mechanisms to remove risk of raw sewage discharges into Laxey Bay before occupancy; New tree, hedge and wildflower planting to be secured via condition; Tree protection measures
Garff Commissioners
ObjectionThe scale of the proposals still constitutes ‘over-intensive’ development of a site which sits in an extremely sensitive location.; The Board has resolved to submit an Objection on the grounds outlined briefly above.
