12 February 2021 · Delegated - Principal Planner Chris Balmer
Field 612631, Barroose Road, Baldrine, Isle Of Man, IM4 6ap
The proposal involved approval in principle for a single new dwelling on Field 612631 (0.79 ha agricultural field) adjacent to Barroose House on Barroose Road, Baldrine, with the house sited near the middle of the field, dug into the hillside, and accessed from an existing entrance off Baldrine Road.
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The officer determined the proposal represented an unwarranted development in the countryside, contrary to the Area Plan for the East (zoned 'not for development') and Isle of Man Strategic Plan 2016 …
Spatial Policy 5
Requires new development within defined settlements, permitting countryside development only with General Policy 3. The officer assessed the site as outside settlements in countryside, with no GP3 exceptions met.
Strategic Policy ST2
Directs new development to towns/villages or sustainable extensions, allowing countryside development only in exceptional circumstances per para 6.3. No such circumstances justified the rural dwelling.
Strategic Policy 10
Requires development to promote integrated transport, minimising car journeys and ensuring highway safety. Proposal lacked details to assess against this.
Environment Policy 1
Protects countryside unless overriding national need with no alternatives. Officer found no such need demonstrated.
General Policy 3
Prohibits development outside zoned areas except specific exceptions (e.g. agricultural housing, rural conversions, replacements). None applied: no agricultural justification, no redundant building, no existing rural dwelling.
Housing Policy 4
New housing primarily in towns/villages, countryside only for agricultural housing, conversions or replacements. Proposal met none of these.
Transport Policy 4
Highways must accommodate development traffic safely. Insufficient access details provided for assessment.
Transport Policy 7
Requires parking per standards. Proposal lacked details for assessment.
Multiple consultees responded to planning application 20/01541/A, with Garff Commissioners objecting due to visual intrusion and prominence in the landscape, Highways requesting additional access details, Flood Management stating no interest, and a neighbouring landowner formally objecting on area plan and access safety grounds.
Key concern: site specifically excluded from 2020 Area Plan for the East as agricultural land
Garff Commissioners
ObjectionMembers have considered this proposal very carefully and noted that the ‘in-principle’ proposals were for a dwelling that would be likely to be prominent in the landscape and cause visual intrusion that would be detrimental to the character of this rural location.; It was resolved that the Board should submit an Objection to the proposals.
Department of Infrastructure Highways Division
Conditional No ObjectionFor approval of access, the submission must provide details of the access geometry including access width. Additionally, visibility splays must be provided at the access point.; Recommendation: Request additional information/revisions.
Conditions requested: details of the access geometry including access width; visibility splays at the access point
Department of Infrastructure Flood Risk Management Division
No ObjectionNFRMI; No Flood Risk Management interest
Owner of Dreeym, Upper Balladhoo
ObjectionThe application is in respect of a site that is specifically excluded as an area permitted for development, within the current (2020) Area Plan for the East.; Based primarily on Area Plan considerations, in particular, the need to consistently apply and uphold the provisions of the Area Plan, I trust that the present application will be refused.; Baldrine Road is a narrow single track road used by heavy farm machinery, with very limited passing places, and its upper part is clearly unsuitable for any further residential development.
