Erection of two storey building incorporating workshop and guest accommodation with associated parking, all ancillary to existing property

Strategic Plan

Development which is in accordance with the land-use zoning

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

Area Plan for the South (2013)

Predominantly Residential

ovide special opportunities for the study of matters relating to these interests. This Plan does not propose any specific Proposals at this time. Areas subject to flooding and erosion In 2016, the National Strategy on Sea Defences, Flooding and Coastal Erosion Evidence Report was published10. It identified areas at risk of fluvial, surface water and coastal flooding and coastal erosion now and in the future taking into account climate change, economic growth and development and population growth. The Evidence Report included a comprehensive Risk Assessment to assess the impacts of coastal, fluvial and surface water flooding and coastal erosion on key economic, infrastructure, environmental and social receptors. Within the Eastern area, Douglas (comprising Douglas Bay, Douglas Harbour, Glass/Douglas/Dhoo/Middle River Confluence, River Glass and Upper Dhoo) and Laxey were identified as being at high risk both now and in the future and requir e urgent consideration, further investigation and potential intervention to reduce the evident risk. Flooding can threaten life and cause damage to property and public infrastructure and it is essential that the Isle of Man builds its economic, environmental and social resilience with regard to flooding. The effects of weather events can be increased by decisions about the location, design, and nature of development, and may be affected by future climate chan ge. Consideration of flood risk has therefore formed an integral part of both the process of allocating land for development in the Area Plan for East, with flood risk acting as a 'critical constraint' in the Site Assessment Framework used to assess proposed sites. 10 National Strategy on Sea Defences, Flooding and Coastal Erosion 2016, GD No. 2016/0044 Flood Risk Maps have been produced by the MUA and the data contained therein has been used to identify Flood Risk Areas in the plan area. The risk areas shown relate to tidal flooding and fluvial flooding. The fluvial flooding maps illustrate a 100 year return period and for tidal a 200 year return period. Land outside of these areas is considered to be at low risk of flooding from main rivers and the sea, although it may be at risk from other sources such as surface water and groundwater flooding. Natural Environment Recommendation 3 The Department supports further consideration and investigation of the impacts of coastal, fluvial and surface water flooding and coastal erosion on key economic, infrastructure, environmental and social receptors. The ongoing work of the Flooding Advisory Group is recognised as part of this, as well as the findings and recommendations set out in the Laxey Flood Independent Review Report. 11 The following, including the areas of Douglas (comprising Douglas Bay, Douglas Harbour, Glass/Douglas/Dhoo/Middle River Confluence, River Glass and Upper Dhoo) and Laxey, are all identified as being at high risk both now and in the future. 11 The Laxey Flood of 1st October 2019 took place during the Public Inquiry. The Independent Review Report was published on 29th May 2020 and is available on the Isle of Man Government Website https://www.gov.im/ The Urban Environment Introduction Our towns and villages should be places t hat bind communities together. Placemaking is driven by making the most of existing urban fabric, maintaining it well and making incremental improvements. A high quality urban environment contributes to a good quality of life and encourages walking, cycling and public transport as instinctive and attractive options. Good quality urban areas are designed, built and maintained on the principle that people come first. Urban places in the East The urban environment of the East is diverse and represents a multi-layering of the Island's past, present and future. All of the East's settlements compare favourably with those of neighbouring nations in terms of safety and in general quality of life is perceived as being high, reflective in many ways of the close proximity of our urban areas to the great outdoors. High quality Georgian and Victorian architecture shares space with the Manx vernacular and a range of twentieth century styles; covering a span of uses stretching from residential, to business premises, office spaces, shops, civic buildings and public realm. The urban environment faces significant challenges: the mixed quality and upkeep of much of the East's building stock can give an impression of a lack of unity in the built environment. Challenging topography, particularly in Douglas and Laxey, places a significant constraint on creating attractive, viable and usable places. Making space for residents, visitors, cars, public transport and bicycles in the built up Capital sets a challenge which needs addressing sooner rather than later. Growth in new employment sectors and changes in our working practices will have a significant impact on the demands we place on our u