17 October 2024 · Delegated - Principal Planner (Jason Singleton)
Springbank, Baldrine Road, Baldrine, Isle Of Man, IM4 6eb
The proposal at the two-storey dwelling on a corner plot at Spring Bank, Baldrine Road, Baldrine, includes enlarging the garage by 2.610m with a cat slide roof and infill porch, widening the front entrance by removing 2.340m of stone walling and installing new 5.385m timber gates, and erecting a 2.515m x 2.845m greenho…
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The officer assessed the proposal against key issues of character and appearance, highways impact, flooding, and Manx Electric Railway (MER) proximity.
General Policy 2
Sets general standards for acceptable development. Officer assessed extensions for impact on adjacent properties and streetscene; found minimal change acceptable despite prominence, with presumption in favour of alterations per para 8.12.1.
Environment Policy 10
Requires flood risk assessment in High Likelihood Surface Water Flood Risk Zone. Additional Flood Risk Mitigation details (20th September 2024) provided suitable mitigation, satisfying policy requirements.
Transport Policy 3
Relevant due to adjacency to Manx Electric Railway. Greenhouse visible from MER deemed a typical residential feature not detracting from the line or its setting.
Transport Policy 7
Sets parking standards per Appendix 7. Existing two spaces maintained post-garage enlargement (one in garage, one in parking area), no new condition needed despite Highway Services request.
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.
There were no objections to this application.
Do not oppose, but allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance in section 11.3.11 of the Manual for Manx Roads.
Highway Services initially raised concerns about parking and driveway length but later issued conditional no objection after amendments; Garff Commissioners had no objections; Highways Drainage recommended compliance with drainage requirements.
Key concern: front driveway length will not accommodate a car when the gate is closed resulting in cars parking on the highway
Highway Services HDC
No ObjectionThe following planning applications have no significant negative impact upon the highway network... Highway Services HDC does not oppose (DNO) the following applications.
Highway Services HDC
ObjectionThe proposed entrance gates arrangement and reduction in driveway length due to the front garage extension will result in a front driveway length which will not accommodate a car when the gate is closed. This will result in cars parking on the highway which is not supported.; The applicant will need to consider a revised layout - either remove the gates from the plan or provide a driveway length of at least 6m between the gates and front of garage with the gates operating with a sliding arrangement.; provide a driveway length of at least 6m between the gates and front of garage
Conditions requested: garage was conditioned on permission to be used only for storage of vehicles for the lifetime of the development
Highway Services HDC
Conditional No ObjectionHDC now do not oppose (DNOC) the application subject to the below conditions
Conditions requested: Vehicle gates must swing or slide within the property for the lifetime of the development.; Garage must be used for the storage of vehicles only for the lifetime of the development.; Driveway and parking area on the approved layout plan must be implemented before first use of the extension and retained thereafter.
Garff Commissioners
No ObjectionThere were no objections to this application.
Highways Drainage
No ObjectionApplicant should be aware off and comply with the clause above.
