17 December 2024 · Delegated
Larchwood Lodge, Clay Head Road, Baldrine, Isle Of Man, IM4 6dh
Permission was granted for a range of alterations and additions at Larchwood Lodge, Clay Head Road, Baldrine. The works include a new double garage, kitchen alterations with a new window, a replacement balcony, a terrace with retaining wall and balustrading at lower ground level linked by a new external staircase, replacement of the flat roof dormer with a pitched roof dormer, and changes to the pedestrian entrance. The property is a split-level detached dwelling on the northern side of Clay Head Road, Lonan, surrounded by mature woodland and shrubs on its northern and western boundaries, with a woodland area to the south. The elevated position of the site affords long-distance views towards Laxey and Laxey Bay. The officer assessed the proposal against visual impact, effects on neighbouring amenity, and highway matters, recommending approval. The decision was signed off by J Chance on 17 December 2024, with three conditions attached.
The application was approved on 17 December 2024 by delegated decision. The key planning considerations were visual impact on the surrounding area, potential effects on neighbouring amenity, and highway matters, all of which were assessed as acceptable.
Development Control considerations
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Development to safeguard character of existing towns and villages
character and need to adhere to local distinctiveness
pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''
Highway Safety
The scheme is also not expected to result in adverse parking/highway safety (Transport Policies 4 and 7)
Transport Policy 4: The new and existing highways which serve any n ew development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan. 11.3.2 Notwithstanding policies within this plan which encourage travel by means other than private car it is anticipated that the number of vehicles using the Island's roads will continue to increase. This increase in demand is likely to lead to a greater need for road impro vements in order that travel can take place in a safe, effective, and environmentally acceptable manner. The Department of Transport will continue to assess the need for such improvements to public highways and undertake works where appropriate, with much of the improvement within existing roads carried out under the provisions of the Town and Country Planning (Permitted Development) Order2005. The need for improvements to the Island's highway network must be balanced against the environmental objectives of this plan.
Parking Provisions
The scheme is also not expected to result in adverse parking/highway safety (Transport Policies 4 and 7)
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
Condition 1
- 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Condition 2
- 2. Prior to the use of the first floor external balcony approved as part of this application, the privacy screen shown on drawing Nos. PA 002 Rev A, PA 004 Rev A, and PA 005 Rev A, which shall have a minimum height of 1.9m and erected on the east elevation of the balcony shall be installed and permanently retained thereafter. Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.
Condition 3
- 3. Prior to the installation of external finishes and materials, a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, shall be submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and retained thereafter. Reason: In the interests of the character and appearance of the site and surrounding area.
