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Department of Environment, Food and Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950 Ellis Brown 12 Strathallan Crescent Queens Promenade Douglas IM2 4NR TOWN AND COUNTRY PLANNING ACT 1999 The Town and Country Planning (Development Procedure) Order 2019 In pursuance of powers granted under the above Act, and subordinate Orders and Regulations, the Department of Environment, Food and Agriculture determined to REFUSE an application by Mr Mark Pearce, Ref 23/00388/B, for the Construction of seven detached houses and associated infrastructure at Fields 612727 & 612728 Baldrine Farm Baldrine Road Baldrine for the following reason(s): 1. Whilst the application site is zoned for development, the road to the site would be via a Strategic Reserve, and this has the potential to compromise the designation of the site as A Strategic Reserve, particularly as the Inspectors allocation in area plan is based on expired planning approval. The size and length of the road through the Strategic reserve seems excessive and would result in the site (SR) being used earlier than without the island reaching the stipulated population threshold would be contrary to the provisions of the Area Plan for the east. The proposal is, therefore considered to be contrary to General Policy 3 and Strategic Policy 4 of the Area Plan, and Strategic Reserve Release Mechanism Proposal 1 (SRRM Proposal

1. of the Area Plan for the East.

Although the site is not prone to flood risks, and does not have a direct relationship with the properties situated on the north east corner The Crescent, the discharge of surface water from the proposed development into the adjacent water course has the potential to exacerbate flooding downstream, contrary to the provisions of Environment Policy 13 of the Strategic plan. 3. Notwithstanding the allocation in the Area Plan for the East, it has not been demonstrated that there is a defined need for housing in Baldrine. As such, the proposal would be contrary to the provisions of Strategic Policy 4 of the Strategic Plan. 4. Insufficient information has been provided to demonstrate that appropriate mitigation measures could be implemented on site to safeguard the Archaeological sites adjacent the

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Department of Environment, Food and Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950 application site in accordance with the requirements set out in Appendix 4 of the Strategic Plan and as required by Environment Policies 40 and 41 of the Strategic Plan. 5. Whilst the scheme could be seen as bringing some benefits to Baldrine in the form of new housing provisions, the proposed works would negatively impact on the highway safety conditions on Baldrine Road as a result of the poor visibility on the adjoining junctions and the narrowness of Baldrine Road. This concern is particularly exacerbated by the fact that there would additional traffic generated by the new development. As such, the development would be contrary to the provisions of the Strategic Plan, particularly General Policy 2 and Transport Policy 4 of the Strategic Plan. Date of Issue: 28th November 2024 J CHANCE Director of Planning and Building Control

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Department of Environment, Food and Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950 Guidance Note This decision was made by the Planning Committee in accordance with the authority delegated to it. This decision refers only to that applied for under the Town and Country Planning Act 1999 and its subordinate legislation. A copy of the Officer’s report and any correspondence which led to the assessment and decision is available to view on the Government’s website (https://pbc.gov.im/ online-applications/) or at the Department’s offices Murray House, Mount Havelock, Douglas. Appeal Any appeal must be in writing and submitted to the Department within 21 days of the date of this Notice. The appeal must contain: the grounds for making the appeal; payment of the planning appeal fee (currently £355); and if relevant, confirmation that the appellant wishes to have the appeal determined by means of an inquiry and payment of the additional inquiry fee (currently £130). Where the appeal is submitted by the applicant they must: specify in detail and by reference to material planning considerations the reasons why the appellant disagrees with that determination; and Where against a refusal, on the grounds of deficient detail or supporting documentation, set out why they consider the information or documentation forming part of the application was sufficient in the circumstance. If the appeal is submitted by someone who has interested Person Status but is not listed in Article 4(2) of the Development Procedure Order 2019, that person must relate their grounds for making the appeal to issues which they included in representations made prior to the application being determined. Failure to meet all of the relevant above requirements will mean that the appeal cannot be validated. An appeal form and more detailed guidance are available either from Planning & Building Control, Tel 685950, or from the Department’s website www.gov.im/planningappeal If this decision becomes final because there is no appeal, the Department’s public reference copy (counter copy) of the planning application (should one have been received) may be collected by the applicant or their agent from Murray House. Please note that if the counter copy of the application is not collected within thirty days following the last date on which a planning appeal can be made it will be destroyed without further notice.