Part Field 614729 Baldrine Road Baldrine Isle Of Man
Case Officer:
Mr A Holmes
Photo Taken:
Site Visit:
Expected Decision Level:
Officer Delegation
The Application Site
The application site comprises of a parcel of land within the south east corner of field 614729, which is located opposite the southern junction of Highfield Drive with Baldrine Road in Baldrine, Lonan.
The Proposal
The proposal comprises the erection of a dwelling with garage and parking on the application site.
Planning History
The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application. However, there has been two previous planning applications within the north eastern corner of Field 614729 that are considered specifically material to the assessment of this current planning application:
Planning application 08/01442/A sought approval in principle to erect a dwelling with ancillary living accommodation and garage on Field 614729, Baldrine Road, Baldrine. This previous planning application was approved on the 12th February 2009.
Planning application 11/00195/REM sought approval of reserved matters for the erection of a dwelling with ancillary living accommodation and garage on Field 614729, Baldrine Road, Baldrine. This previous planning application was approved on the 27th May 2011.
Planning Policy
In terms of local plan policy, the application site is located within wider area of lands that are designated as (a) proposed predominantly residential use (Area 10); and (b) high landscape value and scenic significance under the Laxey and Lonan Area Plan Order 2005. In respect of residential development, paragraph 4.47 relates to the development of this land and the adjoining land for educational purposes states:
"The Department would not object however, to the development of further individual dwellings between "Baldrine Cottage" and "Broad Clyst" on the southern side of the Baldrine Road to infill between these two existing properties."
Paragraph 4.68 states that Area 10 is likely to yield around 5 dwellings, but identifies it as one of the sites unlikely to come forward during the life of the plan due to potential difficulties in connecting into the mains drainage system.
The Laxey and Lonan Area Plan Order 2005 contains three policies that are considered specifically material to the assessment of the planning application:
Policy L/RES/PR/1 states:
"Residential development will generally only be approved within the study area in those areas designated as proposed and existing residential. In particular, in the case of Agneash no further dwellings will be approved although, as will be the case in areas zoned as residential, alterations and extensions to existing property may be accepted if such proposals are sympathetic to the character and appearance of both the building to be altered and the surrounding area in general."
Policy L/S/PR/1 states:
"No development will be permitted where the sewage produces as a result of the development cannot be dealt with in a manner to the satisfaction of the Department of Transport and Department of Local Government and the Environment."
Policy L/S/PR/2 states:
"Where development is proposed and it may be connected into the existing foul sewage system, the Department will require that all foul sewage is directed to the public foul sewer with no discharge to any surface water systems and that no surface water is discharged into the public foul sewers."
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application:
General Policy 2 states:
"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
(a) is in accordance with the design brief in the Area Plan where there is such a brief;
(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
(c) does not affect adversely the character of the surrounding landscape or townscape;
(d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
(e) does not affect adversely public views of the sea;
(f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
(g) does not affect adversely the amenity of local residents or the character of the locality;
(h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
(i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
(j) can be provided with all necessary services;
(k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
(l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
(m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
(n) is designed having due regard to best practice in reducing energy consumption."
Housing Policy 4 states:
"New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:
(a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10;
(b) conversion of redundant rural buildings in accordance with Housing Policy 11; and
(c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14."
Housing Policy 6 states:
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