Erection of two storey extension to side elevation

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The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property

s: • Flood risk to the National Sports Centre, D ouglas Fire Station, Banks Circus bus depot, Douglas Railway Station, Pulrose Power Station and Pulrose Bridge after major flooding occurred in 2015; and • traffic congestion at Quarterbridge and Governor's Hill roundabouts. The Strategy concludes that the Island's key assets are currently maintained to an appropriate standard and have been designed to withstand future change. 15 National Infrastructure Strategy, GD 2017/0025 Harbours Strategy The Harbours Strategy (March 2018)16 identifies that commercial activity in Douglas Harbour is currently constrained by the lack of a deep water berth for cruise vessels. The Strategy sets out support for the development of deep water berthing facilities at Victoria Pier. Key details of the Strategy include: • A new deep water berth alongside the north side of Victoria Pier could accommodate vessels up to 240m long with a draught of 8m (waterline to the bottom of a ship's hull). • Cruise vessels accommodating 1,200 to 2,000 passengers would be able to berth alongside as long as suitable tugs are available. • Facilities for these customers will be accommodated within the Sea Terminal and parking for buses and coaches will be possible on the pier. Other visiting vessels, such as Royal Navy vessels, wind farm maintenance vessels and survey vessels would be able to use the berth. The Harbours Strategy also identifies the need to further develop the marine leisure facilities in Douglas provided suitable associated facilities can be supplied , carry out a review of the berthing arrangements and undertake an independent assessment of the primarily leisure harbour in Laxey. Other relevant planning legislation relevant in the East includes the Town and Co untry Planning (Permitted Development) (Government O wned Land) Order 2012. This Order permits some development on specified sites which would normally require planning approval. In the East, the specified sites relate to the following Government-owned sites: Douglas Outer Harbour, Nobles Hospital and the National Sports Centre. Area Plan Objectives i. To ensure that key transport corridors linking ports to the broader transport network are protected. ii. To support and implement, where possible, the National Infrastructure Strategy 2017 and the Harbours Strategy 2018. iii. To co-ordinate development of all transport modes to provide a comprehensive transport system. iv. To provide and support the best quality telecommunications networks and to support the economy by doing so. v. To reduce the risk and impact of flooding, stormwater and overland flow on catchments and neighbouring properties. vi. To plan for the provision of water supply, sewerage and drainage services that efficiently and effectively meet community needs without harm to the natural environment. 16 Harbours Strategy GD 2018/0011 vii. To manage the sequence of development in growth areas so that services are available from early in the life of new/expanded communities. This includes the creation and supply of all utility services. Area Plan Desired Outcomes i. New development is integrated into existing public and active transport systems and provides high quality access and parking for motor vehicles. ii. Congestion issues are investigated and addressed with the wider network in mind, ensuring that problems are not simply shifted 'downstream'. iii. Transport routes are located so as to achieve the greatest overall benefit to the community and with regard to making the best use of existing social, cultural and economic infrastructure, minimising impacts on the environment and optimising accessibility, safety, emergency access, service and amenity. iv. The timing of installation of services and infrastructure in new development areas is co - ordinated so as to ensure the cost-efficient provision of local and regional infrastructure. v. All development briefs should include a requirement to scope out and plan for the provision of electric vehicle charging (EVC) points as part of the scheme as a whole and as part of individual properties. vi. Infrastructure is appr opriately lit to provide safe passage for pedestrians, cyclists and vehicles at night. vii. Sustainable Urban Drainage Systems (SuDS) are installed to protect and enhance natural water systems and minimise drainage and infrastructure costs. viii. Modern, high -speed and effective communications networks are integrated into new design schemes as a matter of course. Strategic Routes The Isle of Man has a strategic transport network which links to all parts of the Island. This is set out spatially on the Key Diagram in Chapter 5. It comprises of a radial pattern of roads converging on Douglas with links to the main service and employment centres around the coast. Douglas is one of the key gateways to the Island. This is not only of importance as an employer but also i

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The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public

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