29 June 2006
Fields 324507 And 524325, West Baldwin Road, West Baldwin, Isle Of Man, IM4 5hd
The proposal sought approval in principle to erect two detached dwellings on vacant agricultural land adjacent to the River Glass in West Baldwin, described as low-lying fields below road level with minimal visual impact.
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No adverse traffic impacts subject to conditions on parking, access drive, turning, gradient, sight lines
Site not zoned but 1991 local plan recognises low density in parkland; low lying with low visual impact; close to existing development; potential benefit for wealthy residents outweighs harm
No concerns provided 8m undisturbed buffer strip retained to river bank
No objection in principle subject to flood risk assessment at reserved matters stage
Multiple consultees including Wildlife Division, Manx National Heritage, Braddan Parish Commissioners, Water Authority, SPMCE, and Manx Electricity Authority raised objections primarily due to ecological, sanctuary, zoning, flood risk, and utility conflicts, while Highways Division offered conditional no objection.
Key concern: development within Renscault and Ballachrink (West Baldwin) Wild Bird Sanctuary
Wildlife and Conservation Division
ObjectionThis site falls within the Renscault and Ballachrink (West Baldwin) Wild Bird Sanctuary, designated in 1978 under the Protection of Birds Acts. As such we object to this application, which would result in the development of a significant portion of the Sanctuary area.
Manx National Heritage
ObjectionResidential development on this site would surely require drainage of the field, which would adversely affect its ecological value, and may affect protected species (ie orchids).
Highways Division
Conditional No ObjectionNo adverse traffic impacts subject to the imposition of the following condition(s)
Conditions requested: Parking arrangements on site shall comply with the provisions of Manx Roads 1.; The access drive arrangements shall comply with Manx Roads 1.; The access drive arrangements shall comprise a turning feature to permit a motor car to turn round within the site, so that the vehicle can emerge from the site in forward gear.; The gradient of the vehicle access drive shall not exceed 1 in 10.; Sight lines shall be provided in compliance with DoT Highways standards. (2m x 54m).
Braddan Parish Commissioners
ObjectionThe Commissioners would recommend that there is a material planning reason to object to the principle of the application as submitted on the grounds that the proposed development would be contrary to the existing zoning of the land as being "Wood" within the Braddan Local Plan this being Planning Circular 6/91.
Isle of Man Water Authority
ObjectionThe Water Authority wishes to object to the above planning application for the following reason. A raw water main runs through Fields 324507 and 524325 adjacent to West Baldwin Road, West Baldwin, the approximate position of this main is shown on the attached plan.
Manx Electricity Authority
No CommentPlease contact Anthony Kinrade or Ian Horsey, Operations and Maintenance Dept, Network Services, as there is a High and Low Voltage Overhead Line crossing the area highlighted in planning application.
Conditions requested: contact Anthony Kinrade or Ian Horsey to discuss working practices; no building or construction work to be carried out within a 9 metre Corridor either side of the outside conductor of the 11kV Overhead line; All work on the site to be carried out with reference to HSE Guidance note GS6
SPMCE
ObjectionThe Society STRONGLY OPPOSES it as it is not zoned for developments and lies within an important area of HLV.
Department of Agriculture, Fisheries and Forestry (M. Cowin)
No CommentFor a development such as is proposed on a potential flood plain the Department requires a flood risk assessment to be undertaken.
Conditions requested: flood risk assessment to be undertaken by a competent Engineer; report must satisfy that (a) the development should not flood in a one in hundred year rainfall event; (b) that the development and the flood alleviation measures would not cause flooding for other parties; (c) that the development and the flood alleviation measures would not hinder the carrying out of the Department's functions in respect of the main river
