17 September 2015 · Delegated
Appin Lodge, Pack Horse Lane, Baldrine, Isle Of Man, IM4 6ea
Permission was granted for the erection of a replacement garage and the creation of a patio area within the rear garden of Appin Lodge, a two-storey detached property on the southern side of Packhorse Lane, Baldrine. The main planning consideration was the effect of the proposal on the character and appearance of the surrounding area and the main dwelling. The site is not very visible from the adjacent highways due to existing boundary treatment, and views of the development from the Manx Electric Railway running to the rear would be screened by the proposed retaining wall and fence. Technical details of the retaining walls were submitted during the process at the request of the case officer. The Department of Environment, Food and Agriculture determined the application under delegated powers and approved it, subject to two conditions.
The Department of Environment, Food and Agriculture approved the application on 17 September 2015. The key planning consideration was the effect of the proposal on the character and appearance of the area and the main dwelling, which was found to be acceptable. Views of the development from the Manx Electric Railway to the rear would be screened by the proposed retaining wall and fence.
L/RES/PR/1
Residential development will generally only be approved within the study area in those areas designated as proposed and existing residential.
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
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
Environment Policy 28
Environment Policy 28 seeks to ensure that any development should not give rise to ground stability and that appropriate precautions are taken.
Environment Policy 28: Development which would be at risk from ground instability or which would increase the risk from ground instability elsewhere will not be permitted unless approp riate precautions have been taken. 7.23 Consultation Zones for Hazardous Installations 7.23.1 There are a number of installations on the Island that represent a constraint on development in the vicinity because of health and safety considerations. Such installations are essential Island facilities such as the petroleum and LPG storage at Douglas Harbour. The type of constraint posed to development varies by facility and therefore there will be a need for the Department to consult with the Health and Saf ety at Work Inspectorate regarding any development within such zones.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
Development shall be carried out in accordance with the materials specified on the approved plans 1307.11 and 1307.12 unless otherwise agreed in writing by the Local Planning Authority.
