Extension at first floor level to provide additional living accommodation

General Policy 2 of the Isle of Man Strategic Plan 2016

It is concluded that the planning application is in accordance with and 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

Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016

Given the nature of the application it is appropriate to consider General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016.

in Recreation Policy 3 and Appendix 6. The latter provides examples of the size and type of provision required. 8.11 Open Space and Recreation 8.12 The Isle of Man Strategic Plan Context 8.12.1 The Isle of Man Strategic Plan identifies that Open Space in towns and villages on the Island forms an integral part of the fabric of community life, taking various forms and serving many purposes. Open Space ranges from the formal, such as formally laid parks and play areas, to the informal, such as open countryside, glens and the extensive public footpath network. The need for Open Space is that it forms part of the Island's heritage as well as being an attractive and usable asset. In the wider context, it provides visual and spiritual relief from the developed urban settlements on the Island, and provides recreational enjoyment in respect of various active and some less active forms of sporting activity. Open Spaces also provide a means of improving the health and fitness of the Island's population.

Residential Design Guide 2019

It is concluded that the planning application is in accordance with and General Policy 2 of the Isle of Man Strategic Plan 2016 and Residential Design Guide 2019.

Section 4.4: Extension to Side Elevation

south; and Braddan Road to the east. I do not consider that the retention of Site DBH002 is necessary to the maintenance of the separate identities of Strang or Union Mills. 45 Paragraph 9.4.4 of the draft Area Plan indicates that there will be a presumption in favour of retaining existing open space within the Nobles Hospital site. I consider that the western part of this area should also be included in the Green Gap around Strang, to preserve the separate identity of that settlement. 46 The Green Gap between Union Mills and Douglas is somewhat wider. It may best be defined by reference to the southern settlement boundary of Union Mills, and existing field boundaries to the south. In my view, it should exclude the Snugborough Trading Estate, and the finger of low density commercial development that extends to the south, between Peel Road and the River Dhoo. 47 I recommend that the draft Area Plan be modified to show Green Gaps to avoid coalescence between the built-up areas of Douglas, Union Mills and Strang. The Uplands 48 Manx National Heritage argued that reference should be made to the heritage value of the uplands in Section 5.16 of the Area Plan. I agree. I recommend that the following text be added to paragraph 5.16.1: Furthermore, the uplands are a rich repository of cultural and archaeological remains, which are sensitive to change and can easily be damaged by inappropriate development. CHAPTER 6 - THE URBAN ENVIRONMENT Registered Buildings and Conservation Areas 49 The Isle of Man Natural History and Archaeological Society questioned paragraph 6.8.2 of the draft Area Plan, which states that 'Registered Buildings and Conservation Areas, which might not necessarily achieve such status in the United Kingdom, have gained a higher status in the Isle of Man, where their contribution to national identity and the Island's story is highly valued'. I do not accept that this denigrates the Island's heritage assets; on the contrary it underlines their importance. I do not consider any modification of this part of the text of the draft Area Plan to be necessary. 50 The Braddan Parish Commissioners sought the designation of Mount Rule, the Baldwins, and part of Port Soderick as Conservation Areas. However, the procedure for the designation of such areas is set out in Section 18 of the Town and Country Planning Act 1999, and makes no reference to the development plan. The purpose of the Area Plan is to formulate proposals for the development or other use of land. It is not within its scope to create new Conservation Areas. In order to prevent further misunderstandings on this matter, I recommend that Urban Environment Policy 7 be deleted from the draft Area Plan. Urban Environment Proposal 3 51 This states that 'development proposals … which are contemporary in style and which clearly demonstrate innovative design solutions … will generally be supported'. DEFA considered that contemporary styles might be inappropriate in some areas, which have a more traditional urban form. I agree. I recommend that Urban Environment Proposal 3 be modified to read as follows: Development proposals must make a positive contribution to local character and distinctiveness. Traditional or contemporary approaches may be appropriate, depending upon the nature of the proposal and the context of the surrounding area. Archaeology 52 Environment Policies 40 and 41 of the Strategic Plan deal with the development of known or potential archaeological sites. It is not clear to me that Urban Environment Proposal 8 adds anything useful to these policies. The final sentence of Urban Environment Proposal 8, which states that there is no presumption against the development of archaeological sites, appears potentially to contradict Environment Policy 40 of the Strategic Plan, which indicates that development which would damage, disturb or detract from an archaeological site or its setting will not be permitted. I recommend that Urban Environment Proposal 8 be deleted from the draft Area Plan. Railway Architecture 53 Urban Environment Proposal 9 refers to the protection of station buildings, gate-keeper's huts and other line-side structures. However, it seems to me that if they are worthy of preservation, these buildings should be registered. While I do not doubt their cultural importance, in the absence of their registration, it is not clear to me how the planning authority could prevent their demolition or removal. I recommend that Urban Environment Proposal 9 be deleted from the draft Area Plan. CHAPTER 7 - TRANSPORT AND UTILITIES Highways Traffic Congestion 54 The Area Plan recognises that that there is already traffic congestion at the Quarterbridge junction; at the junction between Mountain Road and Governor's Road; and at the junction between Glencrutchery Road and Victoria Road. The evidence is that if all the development sites identified in the draft Area Plan were to be built-out, and no improvements were made to the road system, there would be a sig