Replacement of existing conservatory roof with tiled roof

General Policy 2 of the Isle of Man Strategic Plan 2016

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

The application site is within an area designated as Residential on APS

reen Gaps The Isle of Man Strategic Plan sets out in Strategic Policy 3 and Spatial Policy 7 the requirement to protect settlements from coalescence and enables the Area Plans to identify 'Green Gaps'. These Green Gaps can be described as multi -functional green infrastructure areas which stand out as strategically important open land areas between settlements. They normally represent a physical separation between settlements, often being natural/semi-natural green spaces which have public amenity value. Consciously or unconsciously, these areas contribute to feeling of leaving one place and going into another. It is these areas that help to keep settlements distinct. Green Gaps can be important wildlife corridors, helping to limit habitat fragmentation and providing migration routes. It is not necessary to identify green gaps between all of the settlements; some are more threatened by coalescence than others. Taking into consideration the characteristics of the settlements in the East and particular landscape features, as well as the Public Inquiry Report, a number of important 'Green Gaps' have been identified: 1. Douglas and Onchan (Blackberry Lane) 2. Laxey and Baldrine 3. Glen Vine and Crosby 4. Union Mills, Strang and Douglas The Green Gaps are identified on Map 3 (Proposals) and the individual Inset Maps . They have been re-drafted since the Draft Plan to now have precise boundaries. They are intended to represent a buffer area within which any development proposals will be scrutinised in terms of the potential impacts on the recognised openness that exists and whether such development would lead to greater coalescence between settlements. Douglas and Onchan (Blackberry Lane) - The existing green space separating Douglas and Onchan consists of well -maintained farmland, sports pitches and a seasonal campsite. It provides valuable recreational space for the inhabitants of both settlements and is the last remaining physical break between Douglas and Onchan. It is however recognised that part of this area has been mooted as being potentially suitable for key social infrastructure and is possibly needed to improve high way infrastructure at the Mountain Road/Governor 's Road junction. Any future applications will be considered on their merits taking into account the proposals set out in this plan and the Strategic Plan (see Maps 3 and 6). Natural Environment Proposal 2 (Green Gap) Between the settlements of Douglas and Onchan in the area straddling Blackberry Lane, development which would erode the separation and detract from the openness between the settlements will not normally be supported. Applications may be considered favourably if reason for an exception can be demonstrated in line with General Policy 3(g). Laxey and Baldrine - Encroaching ribbon development along the A2 C oast Road which connects Laxey and Baldrine has the potential to connect the two settlements. At present this area largely retains its sense of being in the open countryside with clear sea views. Additionally, services for networked water supply and other essential utilities would be difficult to provide for additional development in this area (see Maps 3, 7 and 9). Natural Environment Proposal 3 (Green Gap) Between the settlements of Laxey and Baldrine, development which would erode the separation and detract from the openness between the settlements will not be supported. Glen Vine and Crosby - These two settlements, although proximate in location, are separate and distinct in many ways. Consultation has clearly demonstrated this through the views expressed during the stages of plan development. In cases such as this, the breaks in the urban fabric and the features of nature which provide a sense of openness should be protected from development which would erode this (see Maps 3 and 10). Natural Environment Proposal 4 (Green Gap) Between the settlements of Glen Vine and Crosby, development which would erode the separation and detract from the openness between the settlements is unlikely to be supported. Douglas, Union Mills and Strang (see Maps 3, 4 and 8) Natural Environment Proposal 5 (Green Gap) Between the settlements of and Douglas, Union Mills and Strang, development which would erode the separation and detract from the openness between the settlements is unlikely to be supported. The Upland Environment The Manx Uplands are an iconic part of our landscape and heritage. Reference to the 'sweet mountain air' and 'green hills and rocks' are enshrined in our national anthem and the colours of the heather and gorse are woven into the very fabric of Manx tartan. The hills are a place of great beauty, yet for some they are also a place to work and for others a place to exercise or simply enjoy open space. Our Uplands are also home to plants and animals that whilst familiar to us, are rare and impor tant in a global and European context. Furthermore, the uplands are a rich repository of cultural and archaeological remain