16 May 2013 · Delegated - Senior Planning Officer (Anthony Holmes)
Field 614733, Baldrine Road, Baldrine, Isle Of Man, IM4 6eb
The proposal involves erecting a single-storey detached dwelling with integral garage and associated parking on a site within an area designated for residential development (Area 10) under the Laxey and Lonan Area Plan 2005, located on the western side of Baldrine Road in Baldrine, Lonan.
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The principle of residential development was accepted as the site is within Area 10 designated for proposed residential use under the Laxey and Lonan Area Plan 2005, with specific support for infill d…
Residential Policy 1 of Laxey and Lonan Area Plan Order 2005
Restricts residential development to designated proposed/existing residential areas. Officer assessed site within Area 10 (proposed residential), concluding principle acceptable.
Policy L/S/PR/1
Requires sewage disposal to satisfaction of relevant Departments. Satisfied as Water and Sewerage Authority raised no objection to connection to public foul sewer.
Policy L/S/PR/2
Requires foul sewage to public sewer where possible, no discharge to surface water systems. Proposal directs foul to public sewer, surface water disposal acceptable per WASA.
General Policy 2
Requires development respecting site/surroundings in siting/layout/scale/form/design, no adverse impacts on amenity, highways, character, services, flooding etc. Proposal met all criteria: appropriate scale/form, amenity protected, highway standards met, drainage ok.
Housing Policy 4
New housing primarily in towns/villages or Area Plan allocations. Site in allocated Area 10 satisfies exceptional countryside permission via plan designation.
Housing Policy 6
Zoned residential land per Area Plan brief or GP2 criteria. No prescriptive brief but design compliant with GP2.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
The development hereby permitted shall not be carried out except in complete accordance with drawing nos TS-01 rev. A, PTA-96-01, PTA-96-02, PTA-96-03, PTA-96-04, PTA-96-10, PTA-96-11, PTA-96-12 and PTA-96-16 date stamped the 3rd December 2012.
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-86-04 date stamped the 3rd December 2012. Arrangements shall be maintained as such thereafter.
recommend that the planning application be approved
do not oppose the planning application
no concerns with the proposal for a single dwelling
Highways Division does not oppose subject to a condition on highway works; Manx Electricity Authority requests contact condition; Lonan Parish Commissioners recommend approval; a neighbour objects due to drainage and parking concerns.
Key concern: Existing drains are not capable of disposing of existing rainwater causing flooding
Department of Infrastructure Highways Division
Conditional No ObjectionDo not oppose subject to the imposition of the following condition
Conditions requested: The applicant shall contact the Network Operations Section of the Department of Infrastructure prior to carrying out any works within the highway, including the installation of dropped kerbs. Telephone 686665.
Manx Electricity Authority
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority.; See Note 2
Conditions requested: the applicant must contact the Authority
Lonan Parish Commissioners
Supportthe Board recommends approval of the above Planning Application and the amended plans of 19th November. This is subject to the approval of the Planning Committee of the Department of Infrastructure.
Susan Holland
ObjectionHow would rainwater run-off from roofs and paved surfaces be disposed of? TO EXISTING DRAINS; How would foul sewage from the development be disposed of? TO EXISTING DRAINS
The original application (12/01609/B) for erection of a detached dwelling with integral garage and associated parking was approved on 18 December 2012 subject to conditions. Neighbour Mr Gibbs appealed, arguing the design would be too high and bulky compared to locality bungalows, drainage issues would worsen flooding, and construction would cause mud on roads. The inspector found the design appropriate for the rural edge setting allocated for residential development in the Laxey and Lonan Area Plan, with sufficient separation from neighbours and no undue amenity impacts. However, concerns over surface water disposal risking worsened flooding led to a recommended condition requiring approved details before commencement. The appeal was recommended dismissed, upholding approval with conditions on floor levels, drawings scale, and drainage.
Precedent Value
Even on approved schemes, neighbours can appeal for stricter conditions; drainage risks can be addressed by pre-commencement conditions rather than refusal, especially with cumulative developments. Applicants should provide percolation-tested soakaways proactively on constrained sites.
Inspector: Alan Langton
