18 December 2012 · Delegated - Senior Planning Officer (Anthony Holmes)
Field 614729, Baldrine Road, Baldrine, Isle Of Man, IM4 6ed
The proposal involves building a new two-storey dwelling with garage and parking on a plot in the southeast corner of Field 614729, opposite Highfield Drive in Baldrine, within an area designated for residential infill under the Laxey and Lonan Area Plan 2005 (Area 10).
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 officer first confirmed the principle of residential development is acceptable as the site is within Area 10 designated for proposed residential use under the Laxey and Lonan Area Plan 2005, speci…
Residential Policy 1 of Laxey and Lonan Area Plan Order 2005
Requires residential development only in designated proposed/existing residential areas. Officer assessed site within Area 10 (proposed residential), explicitly supporting infill dwellings between Baldrine Cottage and Broad Clyst, establishing principle as acceptable.
Policy L/S/PR/1
No development permitted if sewage cannot be satisfactorily disposed. Satisfied as Water Authority raised no objection to connection to public foul sewer.
Policy L/S/PR/2
Foul sewage to public sewer, no surface water to foul systems. Water Authority confirmed no objection subject to separate systems and prior agreement on connections.
General Policy 2
Permits development in accordance with Area Plan zoning if respecting site/surroundings (siting/layout/scale/form/design), no adverse amenity/landscape/highway impacts, adequate services. Officer confirmed compliance across all criteria including design fitting varied locality, separation distances, highway standards, and services.
Housing Policy 4
New housing in towns/villages or Area Plan urban extensions; exceptional countryside cases. Site in Area Plan residential zone satisfies as sustainable extension.
Housing Policy 6
Zoned residential land per Area Plan brief or para 6.2 criteria. No prescriptive brief in Area Plan; traditional design found innovative/good for rural edge.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to drawing no.s PTA-86-10, PTA-86-11, PTA-86-12, PTA-86-13, PTA-86-16, TS-01 rev. A and SEK-1 rev. A date stamped the 1st November 2012 and drawing no.s PTA-86-01 rev. A, PTA-86-02 rev. A, PTA-86-03 rev. A and PTA-86-05 rev. C date stamped the 15th November 2012, with the floor plans and building elevations confirmed as at a scale of 1:100.
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-86-05 rev. C date stamped the 15th November 2012. Arrangements shall be maintained as such thereafter.
Finished floor level
The finished floor level of the house hereby approved shall not be higher than 93.0 m AOD as shown in Drawing PTA-86-05 C and based on the Bench Mark Datum referred to in Drawing TS-01 A, unless the Planning Authority agrees otherwise in writing.
Surface water disposal details
No development shall commence until details of the method of surface water disposal have been submitted to and approved by the Planning Authority, and the development shall be implemented and thereafter retained in accordance with those approved details.
recommend that the planning application be approved
do not oppose the planning application
no objection subject to connection to public sewer and no surface water to foul system
Statutory consultees (utilities, water, highways) raised no objections with conditions related to connections, drainage, and highway works; parish commissioners supported the application; local residents objected on visual impact, height, and drainage grounds.
Key concern: three-storey height out of keeping with surrounding dormer bungalows
Manx Electricity Authority
Conditional No ObjectionContact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.; There are Underground Cables/Overhead Lines present in the area indicated in you Planning Application.
Conditions requested: Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application; Contact our Network Operations Department... to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site; Contact the M.E.A. for Electrical Site Safety 5 documents... before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6
Isle of Man Water and Sewerage Authority
Conditional No ObjectionNo Objection: - subject to the following conditions; It is noted that the surface water from the property is to be discharged via a soakaway. The use of soakaways are subject to Building Control approval
Conditions requested: The proposed development must be connected to the public sewer(s) in a manner acceptable to the Isle of Man Water & Sewerage Authority and on terms and conditions, which must be agreed with the Authority prior to the commencement of any building works.; There must be NO discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s)... The surface water has to be attenuated to an agreed discharge rate with the Authority’s and The DOI Highways Diversion.; The drainage layout and connection points to the public foul system and the highway drain must be agreed with the Authority prior to any work commencing on site.
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.
Lonan Parish Commissioners
Supportthe Board recommends approval of the above Planning Application and the amended plans of 19th November; the Board remains in favour of this development
Nick Gibbs
Objectionthe development proposed in this application is for a full three storey building, an additional storey higher than we had wanted; Surely an on-site soak-away would be more suitable.
Conditions requested: if the application is approved... a condition to be added regarding keeping Baldrine Road clean during the development, for example by using a wheel wash or swept daily during any dig-out works
Mrs J P Gough and Peter Mumford
Objectiona 3-storey building will be completely out of keeping with the rest of the properties in the area; concerns with regard to a 3-storey building blocking light
The original planning application 12/01476/B for erection of a dwelling with garage and parking was approved on 18 December 2012. Neighbour Mr N Gibbs appealed, arguing the design would be too high and bulky compared to local bungalows, and raised drainage concerns. The inspector found the principle of development established by the Local Plan, design appropriate for the rural edge setting subject to floor level condition, adequate separation from neighbours, and drainage needing resolution via condition rather than refusal. The Minister accepted the inspector's recommendation to dismiss the appeal on 3 May 2013, confirming approval with one amended and two additional conditions on drawings, floor levels, and surface water disposal.
Precedent Value
Appeals against approvals can succeed in strengthening conditions (e.g. floor levels, drainage details) without overturning principle established by Local Plan. Applicants should resolve drainage pre-approval or accept conditions; neighbours' amenity/design objections less persuasive where separation adequate and form fits broader context.
Inspector: Alan Langton
