28 November 2024 · Planning Committee
Field 612727, Baldrine Road, Baldrine, Isle Of Man, IM4 6ee
The proposal involved building seven two-storey detached houses (three house types, all four-bedroom) with garages, parking, new access road from Baldrine Road, internal roundabout, footpaths, landscaping, tree retention, foul drainage to mains sewer, and on-site surface water management via soakaways and land drains o…
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 Planning Committee refused despite the officer's recommendation for approval, determining that access via Strategic Reserve land (Field 612727, GH013s) compromised its designation by enabling prem…
General Policy 3
Requires control of development in Strategic Reserve sites until released. Committee found access road through Strategic Reserve compromised designation prematurely, contrary to policy as inspector's allocation relied on expired approvals.
Strategic Policy 4
Development in villages to be appropriate scale meeting local housing need. Committee determined no demonstrated defined need in Baldrine, despite site zoning and prior approvals.
Strategic Reserve Release Mechanism Proposal 1
Guides release of Strategic Reserve sites. Excessive road length through reserve would use site earlier than population threshold allows.
Environment Policy 13 - Development and flood risk
Protects against flooding. Surface water discharge risks exacerbating downstream flooding.
Environment Policy 40
Protects archaeological sites. Insufficient information on mitigation for adjacent sites.
Environment Policy 41
Requires archaeological assessment. No demonstration of adequate safeguards.
General Policy 2
General development considerations including highways. Officer found compliant but Committee cited highway safety harms from visibility and narrow road.
Transport Policy 4
Highway safety. Poor visibility, narrow road, added traffic unacceptable despite DOI no objection.
Do not oppose subject to conditions including site access, vegetation works, SUD banks, internal roads, footpaths before occupation; Section 4 highway agreement required
Content with details subject to conditions for landscaping, tree protection, sodbank, external lighting, bat/bird box plan
Foul sewers meet adoption requirements subject to Section 8 agreement; surface water private; no objection subject to conditions and method statements
No objection to revised drainage subject to inspection and approval of rail drainage connection
Manx Utilities offers conditional no objection to drainage proposals subject to agreements and method statements, while DEFA Ecosystem Policy Team objects due to risks of increased raw sewage discharge into Laxey Bay Marine Nature Reserve but previously requested specific ecological conditions.
Key concern: increased raw sewage discharge into Laxey Bay Marine Nature Reserve
Manx Utilities Drainage
Conditional No ObjectionThe proposed wastewater drainage infrastructure for the development now meets with the requirements of Manx Sewers for adoption. Consideration will be given for public adoption subject to a section 8 adoption agreement; The proposed surface water infrastructure does not conform to the requirement of Manx Sewers for adoption and therefore will not be considered for public adoption
Conditions requested: section 8 adoption agreement between applicant and Manx Utilities; drainage communication fees applicable for proposed dwellings; no surface water discharges permitted to wastewater systems; prior to development work commencing, method statements must be provided for installation of wastewater sewer through Plot 7 adjacent to existing trees
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; Timely (i.e. before occupancy) and effective mechanisms to remove the risk of raw sewage discharges into Laxey Bay, may remove this objection
DEFA Ecosystem Policy Team
Conditional No ObjectionThe Ecosystem Policy Team can confirm that we are now content with the details supplied with this application; The Ecosystem Policy Team request that conditions are secured on approval for the following
Conditions requested: landscaping including boundary trees, hedging, sod bank, tree planting along entrance road, feature planting as per updated Proposed Site Plan and Baldrine Farm maintenance schedule (3 year cycle); planting on new sod bank with Manx native species; all trees marked to be retained in Revised Proposed Site Plan and Tree survey Rev A to be retained and protected; no sod bank removal unless Precautionary Working Method Statement (PWMS) for common lizards and breeding birds submitted and approved; removal in line with approved statement; outside lighting along northern boundaries Plots 1-3 and eastern boundaries Plots 3-7 as per site plan lighting note; changes submitted and approved; tree No. 40 if felled to be soft felled per Manx Bat Group Ecological Appraisal; no development unless Bat and Bird Box Plan submitted and approved detailing specifications/locations of swift nest bricks on northern elevations and bat bricks for crevice roosting on each dwelling; installed as shown and retained
