18 December 2012 · Delegated - Senior Planning Officer (Anthony Holmes)
Field 614729, Baldrine Road, Baldrine, Isle Of Man, IM4 6ed
The proposal involves building a new two-storey dwelling with garage and parking on a plot in the southeast corner of Field 614729, opposite Highfield Drive in Baldrine, within an area designated for residential infill under the Laxey and Lonan Area Plan 2005 (Area 10).
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The officer first confirmed the principle of residential development is acceptable as the site is within Area 10 designated for proposed residential use under the Laxey and Lonan Area Plan 2005, speci…
Residential Policy 1 of Laxey and Lonan Area Plan Order 2005
Requires residential development only in designated proposed/existing residential areas. Officer assessed site within Area 10 (proposed residential), explicitly supporting infill dwellings between Baldrine Cottage and Broad Clyst, establishing principle as acceptable.
Policy L/S/PR/1
No development permitted if sewage cannot be satisfactorily disposed. Satisfied as Water Authority raised no objection to connection to public foul sewer.
Policy L/S/PR/2
Foul sewage to public sewer, no surface water to foul systems. Water Authority confirmed no objection subject to separate systems and prior agreement on connections.
General Policy 2
Permits development in accordance with Area Plan zoning if respecting site/surroundings (siting/layout/scale/form/design), no adverse amenity/landscape/highway impacts, adequate services. Officer confirmed compliance across all criteria including design fitting varied locality, separation distances, highway standards, and services.
Housing Policy 4
New housing in towns/villages or Area Plan urban extensions; exceptional countryside cases. Site in Area Plan residential zone satisfies as sustainable extension.
Housing Policy 6
Zoned residential land per Area Plan brief or para 6.2 criteria. No prescriptive brief in Area Plan; traditional design found innovative/good for rural edge.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to drawing no.s PTA-86-10, PTA-86-11, PTA-86-12, PTA-86-13, PTA-86-16, TS-01 rev. A and SEK-1 rev. A date stamped the 1st November 2012 and drawing no.s PTA-86-01 rev. A, PTA-86-02 rev. A, PTA-86-03 rev. A and PTA-86-05 rev. C date stamped the 15th November 2012, with the floor plans and building elevations confirmed as at a scale of 1:100.
Visibility splays and access
Prior to the occupation of the dwelling the visibility splays and access arrangements onto Baldrine Road must be set out in accordance with drawing no. PTA-86-05 rev. C date stamped the 15th November 2012. Arrangements shall be maintained as such thereafter.
Finished floor level
The finished floor level of the house hereby approved shall not be higher than 93.0 m AOD as shown in Drawing PTA-86-05 C and based on the Bench Mark Datum referred to in Drawing TS-01 A, unless the Planning Authority agrees otherwise in writing.
Surface water disposal details
No development shall commence until details of the method of surface water disposal have been submitted to and approved by the Planning Authority, and the development shall be implemented and thereafter retained in accordance with those approved details.
recommend that the planning application be approved
do not oppose the planning application
no objection subject to connection to public sewer and no surface water to foul system
The original planning application 12/01476/B for erection of a dwelling with garage and parking was approved on 18 December 2012. Neighbour Mr N Gibbs appealed, arguing the design would be too high and bulky compared to local bungalows, and raised drainage concerns. The inspector found the principle of development established by the Local Plan, design appropriate for the rural edge setting subject to floor level condition, adequate separation from neighbours, and drainage needing resolution via condition rather than refusal. The Minister accepted the inspector's recommendation to dismiss the appeal on 3 May 2013, confirming approval with one amended and two additional conditions on drawings, floor levels, and surface water disposal.
Precedent Value
Appeals against approvals can succeed in strengthening conditions (e.g. floor levels, drainage details) without overturning principle established by Local Plan. Applicants should resolve drainage pre-approval or accept conditions; neighbours' amenity/design objections less persuasive where separation adequate and form fits broader context.
Inspector: Alan Langton
