Replacement of roof tower glazing, re-location of flue pipe and re-roofing of existing building

Strategic Policy 3

Port St Mary is defined as a Service village

Strategic Policy 3: Proposals for development must ensure that the individual character of our towns and villages is protected or enhanced by: (a) avoiding coalescence and maintaining adequate physical separation between settlements; and (b) having regard in the design of new development to th e use of local materials and character. 4.3.4 Most of our built heritage, our countryside, our coastline and our natural environment is of attraction, value and interest. Surveys commissioned by Government on the quality of life and the importance of heritage in the Isle of Man and internationally, have consistently shown that the historic landscape setting of the Isle of Man scores as t he single most significant factor for residents and visitors in supporting the concept of a specific and positive Manx identity. This "heritage identity" is a result of the combination of a rich diversity of historic sites and monuments, historic building s and residential settlements and a specific range of natural history attributes set within a predominantly rural landscape setting which links modern life to a sense of historic legacy and beauty, the retention of which is strongly supported by Government and the resident community. 4.3.5 The landscapes of the Island are very varied, and their nature and variety is the consequence of thousands of years of interaction between the natural and cultural aspects of the Island through human activity within the enviro nment and an innate respect for the natural and historic qualities they represent. 4.3.6 This landscape heritage is more than simply the sum of its parts. The combination of geology, geomorphology, wildlife, archaeology, history, traditional buildings and the natural settings for traditional activities and customs, combine in the rural and built environment to provide an inseparable element of "Manxness". It provides an overarching context which makes the landscapes of the Isle of Man unique and gives them the value which is acknowledged by those who live here and those who visit. The protection and promotion of this element within Manx society is an important element in central Government policy and the Strategic Plan, which both support the view that these v alued characteristics of the Isle of Man be acknowledged and protected for the future from inappropriate development. 4.3.7 This protection will apply to areas of heritage value, to sites of heritage value and to general traditional landscape settings within the Island which are deemed to contribute to the sense of the Island's heritage identity. Heritage landscape value will therefore be a consideration in all aspects of planning, with a view to retaining and enhancing this value wherever possible.

General Policy 2

General Development 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

Environment Policy 35

Preserve or enhancement for Conservation Areas

Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.

Environment Policy 42

Designed to respect the character and identity of the locality

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.''

Transport Policy 13

Protection of harbour activities for all users

Transport Policy 13: Development in or around harbours should neither compromise the ability of the harbour to accommodate other commercial or recreational users in a viable manner, nor be detrimental to the character of those harbours of historic interest.

Transport Policy 14

Ecology of the Harbour

Transport Policy 14: Any proposed schemes likely to impact upon the ecology and/or archaeology of a harbour or the nearby coastline should be accompanied by an Environmental Impact Assessment. 11.8 Drainage 11.8.1 All new development must be capable of being drained of foul and surface water in a safe, convenient, and environmentally acceptable manner. The Department of Transport Drainage Division is the All-Island Drainage Authority and assumes responsibility for all of the Island's public sewers and treatment works, with a number of local authorities acting as Agents within their particular town, village, or parish. As well as maintaining and improving existing infrastructure, the Drainage Division inspects the proposed drainage plans for new development in order to ensure that the completed works are in accordance with the flow and treatment capacity of the system into which they will link and are, where appropriate, of an adoptable standard. 11.8.2 The Drainage Division should be consulted rega rding the potential requirement for attenuation of surface water flows. The Drainage Division has responsibilities under the Land Drainage Act 1934 for Main Rivers, watercourses and ditches. The Division must be consulted in relation to any work affecting a watercourse. 11.8.3 Implementation of the IRIS Masterplan - Integration and Recycling of the Island's Sewage - is well under way and when operational will allow the sewage from local networks to be transmitted to the central treatment site at Meary V eg before being discharged as environmentally acceptable effluent. This will result in the discontinuation of inland treatment works and sea outfalls and reduce the need for private treatment works and septic tanks, and as such the Department of Transport Drainage Division recommends that resources are not spent now on sewage treatment facilities which will be de -commissioned once IRIS is in operation - the Division will itself direct resources to IRIS as a priority. Details of the IRIS system are included in the Department of Transport Drainage Division Policy. The Sewage Treatment Works at Meary Veg is now operational, and further phases of the overall scheme are currently subject to review. 11.8.4 It is recognised however that development will be required in the period before IRIS is fully operational, and therefore interim measures such as individual treatment works may be appropriate if a suitable watercourse is available to accept the discharge from the system and the development will result in an appropria te number of dwellings being connected to the works. In areas which are beyond the final extent of IRIS - in general it will connect those areas currently served by mains drainage - development is likely to be limited in order to reduce reliance upon indiv idual septic tanks. The discharge standards for stand -alone treatment works will vary and must be discussed with the Environmental Protection Unit of DLGE (not the Drainage Division), taking into account the Water Pollution Act. Sustainable urban drainage systems should be discussed with the Drainage Division in advance of any detailed planning application being submitted. An adoption agreement must be entered into with the relevant local authority for the long term maintenance of these facilities prior to obtaining planning approval. 11.8.5 Developers are encouraged to consult the Drainage Division regarding capacity within the existing sewerage system prior to submitting planning application. Drainage master plans are required for large scale developments. 11.8.6 The Drainage Division should be consulted in relation to any new industrial development since this will require a Trade Effluent Discharge Consent to be issued to comply with the Sewerage Act 1999. The Division will also advise where there are capacity constraints within the existing sewerage system that would restrict industrial development to "Dry Industrial" i.e. domestic sewerage flows only. 11.8.7 Sewers which are required to be adopted by the Department of Transport must comply with Manx Sewers for Adoption. Infrastructure Policy 1: With the exception of individual plots or very small -scale schemes (equivalent in scale to an individual plot), development shall only take place in areas which will ultimately be connected to the IRIS system. Infrastructure Policy 2: Full details of all interim drainage arrangements for development in areas awaiting connection to IRIS shall be submitted to and approved by the Department of Local Government and the Environment before development is commenced. 11.8.8 Development may in the future be proposed for sites which are known to have flooded in the past, usually by virtue of raised river or sea levels and beca use of inadequate drainage systems. The development of sites which may flood can lead to problems not only for the new development itself, but also for adjacent land and property as a result of alterations to surface water drains and increased run-off from new hard surfaces. Environmental Policy 10 relates to development on sites with a potential risk of flooding. Guidance on the preparation of flood risk assessments is included in Appendix 4. 11.9 Communications 11.9.1 The Communications Commission has the statutory responsibility for the regulation of telecommunications and broadcasting on the Isle of Man and for keeping a watching brief on broadcasting to the Island. The Department of Home Affairs Communication Division has the responsibility for the provision management and maintenance of the Government's radio systems including those used by the Emergency Services. 11.9.2 The maintenance and improvement of these systems is likely to require the provision of new infrastructure; infrastructure required by private telecommunications operators is likely to be more extensive. It is important that a balance be struck between the need for new, evolving communications systems to satisfy residential and business demand and the impact that the necessary infrastructure will have upon the environment. New communications development should be in accordance with the provisions of this plan. 11.9.3 A Committee which includes representations from all interested parties has been established to co-ordinate the use and development of communication masts and infrastructure. The Government Plan 2004/7 includes a proposal to increase mast sharing by operators. Infrastructure Policy 3: A balance must be struck between the need for new, evolving communications systems to satisfy residential and business demand and the impact that the necessary infrastructure will have upon the environment. Measures which may help to achieve a satisfactory balance will include a presumption against visually intrusive masts in sensitive landscapes, the encouragement of mast sharing by different operators, and the removal of redundant infrastructure. Exceptions to this policy would need to demonstrate a strategic national need, which cannot be otherwise secured by mast sharing or alternative locations. 11.10 Water Supply and Water Conservation 11.10.1 The Strategic Objectives stress the need to protect and re-use scarce resources. In an Island community this should extend to protecting the quality and quantity of all waters including marine water s, surface water and groundwater. The Environment Chapter outlines the importance of water to the creation and maintenance of the Island's landscape and ecology. Equally important is the provision of an adequate supply of drinking water and the infrastructure to deliver it. The Isle of Man Water Authority has a duty to provide a supply of wholesome water for the domestic purposes of all premises within the compulsory area of supply. Like most jurisdictions the