Erection of a replacement dwelling and garage

Residential development in the countryside

Planning Circular 6/91

Strategic Reserve for possible future residential development. Site GM001 - Land south-west of Baldrine Road, Baldrine 371 Site GM001 consists of undeveloped land, with a gross area of about 5.88ha. It lies outside the Existing Settlement Boundary of Baldrine as shown on the draft Area Plan. On its northeastern side, it is bounded by Baldrine Road and the village's main built-up area. The Manx Electric Railway and the A2 run close to the site's south-eastern boundary. There is a railway station, Baldrine Halt, immediately adjacent to this land. Otherwise the site is bounded by open land. 372 In the Laxey and Lonan Area Plan 2005, the northern part of this site is zoned for educational use. The southern part is shown as open land within an Area of High Landscape Value. 373 In the draft Area Plan, as published in May 2018, the whole of this site was designated for predominantly residential development. However, in the Schedule of Proposed Changes, published in July 2019, the Cabinet Office indicated that it would be relegated to the status of a Strategic Reserve Site. Objections 374 Ellis Brown originally proposed that this land should be allocated as a mixed use site, to include shops, a public house, community facilities and amenity space located close to Baldrine Halt, with residential development on the north-western part of the site, and an area for a new primary school to the south. The Department of Education Sport and Culture, sought the retention of the educational zoning as shown in the existing Local Plan for the possible future development of a new primary school. 375 Ellis Brown now sought the reinstatement of the allocation of Site GM001 for immediate development for mixed use. The reason this land had been demoted to the status of a Strategic Reserve Site was that it fell outside the area covered by the Government's Active Travel Investment Plan, being more than 2.5 miles away from the Sea Terminal in Douglas. However, it was within 2.5 miles of employment areas in Onchan, and would certainly come within an Active Travel Zone centred on one of these. The Active Travel Plan suggested that people could comfortably cycle such a distance to work. In addition, there were good public transport services between Baldrine and Onchan. 376 The retail and community facilities now proposed would make Baldrine more sustainable, by reducing the need for local people to travel elsewhere for their everyday needs. Paragraph A.3.3 of the Strategic Plan suggested that most villages would benefit from additional housing to support local schools, shops and other services. Without further residential development in Baldrine, retail development in this village would not be commercially viable. Accordingly, Site GM001 should be reinstated as a specific allocation for immediate residential development. A failure to provide any sites for immediate residential development in Baldrine would be contrary to the objective of providing a choice of housing in terms of size, type and location. Inspector's Conclusions 377 Strategic Policy 2 of the Strategic Plan states that new development is to be located primarily within existing town or villages, or, where appropriate, in sustainable urban extensions to those settlements; development will be permitted in the countryside only in specified exceptional circumstances, none of which apply in the present case. I consider that the development of Site GM001 would detract from the rural character of this area, contrary to Strategic Plan policy. 378 Paragraph 5.8 of the Strategic Plan identifies Baldrine as one of a number of smaller settlements with few facilities, which rely on other centres for various services. Provision has already been made for an extension to its built-up area as a result of planning approval having been granted for new housing on Site GH026 (adjacent to Highfield Close); and land contiguous with that site is now proposed as a strategic reserve with potential for future residential development. In my view, the further extension of this small village within the Plan period would be disproportionate. Spatial Policy 4 of the Strategic Plan indicates that development in Baldrine should maintain that settlement's existing character. It should be of an appropriate scale to meet local needs for housing, and limited employment opportunities. The Strategic Plan does not envisage that Baldrine should perform the role of a 'service village'. 379 I have seen no evidence that there is a local housing need in Baldrine, sufficient to justify the allocation of further sites for immediate residential development; or to justify the extension of the present built-up area into the surrounding countryside. Furthermore, the scale of residential development that would be required to make the provision of shops, a public house and other community facilities viable is not clear to me. 380 Nevertheless, in view of the capacity problem in primary schools in parts of the East, I consider that it would be prudent to retain the allocation of part o

Guide to the Design of Residential Development in the Countryside

Planning Circular

Planning Circular 3/91 # GUIDE TO THE DESIGN OF RESIDENTIAL DEVELOPMENT IN THE COUNTRYSIDE Department of Local Government and the Environment. Office of Architecture and Planning Government Offices, Douglas, Isle of Man. Rheynn Reiltys Ynnydagh as y Chymmyltacht.  £1.00 # GLOSSARY ## Catslide Roof A section of roof over a single storey extension, usually at a lower pitch than the main roof. ## Corbel A projecting block, usually of stone, supporting a beam or other horizontal member. ## Cornice Moulded ledge. ## Dormer A window placed vertically over a sloping roof with a roof of its own. ## Drip Moulding Projecting moulding above an opening to throw off water. ## Fanlight A window over a door. ## Fenestration The arrangement of windows on an external wall face. ## Gable Area of wall usually triangular at the end of a double pitched roof. ## Kneeler Horizontal projection at eaves level on a gable wall. ## Reveal The side of an opening in a wall between the front edge and the frame of a door or window. ## String Course Intermediate moulding projecting from the surface of a wall, usually corresponding to an internal floor level. ## Vernacular Building Buildings designed by those without formal training in design but using local materials and constructional methods formed over many years by local tradition. ## Weathering Inclined projecting surface to keep water away from walls and joints. Foreword by the Minister for the Environment This circular, published in the form of a guide, sets down some basic principles which are intended to form a constructive approach to further protecting the quality of the countryside. Two of these objectives are the conservation of existing rural buildings and features and the sympathetic design of new development. Similar guides are proposed for areas having townscape quality. Taken together, these guides will provide a framework to assist in the preservation of the special character of the Island's environment and its buildings.  TONY BROWN # INTRODUCTION This Circular is intended to guide applicants, architects and builders on suitable ways to design and construct residential buildings in rural areas. It has been prompted by the need to conserve existing buildings of quality and to maintain the Island's individual identity. The landscape character of the countryside stemming from its geology, climate and agricultural use, is of high quality. It has been largely retained by strict planning restraint on development. Where new building is allowed under present controls, it is considered that this should respect the established rural character which has been the result of the vernacular and Victorian building of the past. Early farmhouses as well as being visually harmonious are still functional and their form is valid in terms of present constructional methods. They are simple, rational and visually faultless. Later Victorian buildings also contribute to the quality of the rural landscape. The essential building characteristics which act as patterns for proposed new residential buildings are described. These then form a basis by which to measure the acceptability of extensions to existing buildings or the design of any new permitted dwellings. The advice on housing design in the countryside is meant to apply primarily to the area outside settlements and urban areas covered by existing Written Statements and Planning Circulars. The area in question is indicated on the adjoining map. The definitive boundary should however be determined with reference to the approved Town Plans. The guide seeks to set a standard for the typical housing requirement in rural areas. It is intended that other guides to new building within a Victorian or Edwardian context will be prepared. An important related subject concerns agricultural buildings. This will need to be the subject of a separate Circular that deals with the retention and use of traditional farm buildings and the siting and design of new structures.  # PRESENT PLANNING POLICIES Current Circulars relating to residential buildings in the countryside emphasise both the need for the renovation of older houses and restrictions on development. New buildings are limited to essential agricultural activity which cannot be accommodated in existing buildings. These restrictions apply equally to extensions or minor works. Only certain items are excluded from the need for planning permission. These, together with work requiring permission, are summarised in Appendix 1. In general, present advice stresses the importance of relating new and existing buildings and of using traditional materials. These policies continue and are supplemented by more detailed design advice contained in this Circular. # POLICY 1 The removal or replacement of traditional elements including materials, windows or e