Installation of replacement windows and door to front elevation (Retrospective)

The refurbishment and amalgamation of properties within the town will be encouraged

Peel Local Plan 1989

work for what can be delivered over the lifetime of the Plan. The Housing Policies and supporting text in the Strategic Plan are clear about the approach needed in housing provision. Paragraph 5.27 states that: "Each new Area Plan prepared will continue to undertake urban capacity assessments as part of a sequential approach to the provision of new housing. This approach will seek to develop within existing settlements, or on previously developed land or by the re development, regeneration and conversion of existing housing. Only then will greenfield sites be brought forward, as extensions to existing settlements." Area Plan Objectives i. To reflect the housing need figures set out in the Isle of Man Strategic Plan, 2016. ii. To understand the urban capacity of existing settlements before promoting any greenfield land. iii. To set out clear proposals for residential development in the East, including specific 'General Allocation' Sites30 and 'Strategic Reserve' Sites31 and include, where appropriate, suitable development briefs. iv. To focus on implementing Strategic Policies 1, 2, 3, 4, 5, 10, 11 and 12 and Housing Policies 1-18 where it is appropriate to address these first in the Area Plan rather than simply the planning application process. v. To allocate residential sites as both general allocations and strategic reserves to ensure sufficient housing opportunities during the plan period and for the lifetime of the Plan. vi. To allow housing in the countryside only in exceptional circumstances. vii. To provide for affordable housing through general support for Housing Policy 5 set out in the Strategic Plan. Desired Area Plan Outcomes i. A pattern of new development which focuses on Douglas and Onchan. ii. Active regeneration of urban sites and previously developed land. iii. Sustainable urban extensions at the edge of the settlements of Douglas and Onchan with some areas formally held back from immediate development. iv. Phased site release through the use of Masterplans for the larger sites. v. Protection of land to ensure grey, green and social infrastructure needs can be accommodated. vi. Retention of the character of the smaller settlements in the East. Housing Need in the East One of the roles of the Area Plan is to provide and manage the supply of new housing through the allocation of suitable sites for residential development. Early evidence gathering and the continual refreshment of this evidence up to Inquiry established: i. The number of new housing units needed during the plan period and lifetime of the Plan. ii. The existing housing supply i.e. what has been built in the plan period? What has planning approval? What can be expected via conversions and windfalls? iii. A long list of potential new housing sites allowing for methodical site assessment32 including an understanding of site constraints and overall developability (see Para 12.7). iv. The implications of the spatial strategy in the East and what this means in terms of housing numbers and spread of sites. v. The opportunities in the countryside in terms of the potential to add to any groups of houses and sustainability issues of such. 30 General Allocation - for release at the time of plan approval 31 Strategic Reserve - for future release via formal release process 32 Each site was assessed using the 'Site Assessment Framework' which produced a standardised report, map and aerial photograph. vi. The need to make specific provisions such as affordable housing and older persons' housing. Given the fact that the development of new housing can make one of the greatest, if not the greatest, impact on an area in terms of physical change, it is vital that any proposed housing sites and policy statements made in support of them are underpinned by so und evidence. The preferred sites for housing - the Residential Proposal Sites (also known as General Allocations to differentiate them from Strategic Reserves) - identified in this Chapter have been chosen after comprehensive site assessment through a published site identification and assessment process , after public consultation and after thorough examination at Public Inquiry. Th e process took into account deve lopment opportunities and constraints , the outcome of the development growth scenario work and the Report of the Public Inquiry. Housing Need in the East 2011 to 2026 This Plan provides opportunities for 2,440 dwellings to be built between 2011 and 2026. Evidence was produced and analysed throughout the development of the plan and this is summarised below, starting with the Land Supply Report. The final shaping of the plan and thus the final proposals on housing need and spec ific site release came after the Inquiry Report and Modifications Stage. The Scenario Testing Report33 (which included land supply data) sought to calculate: • the number of dwellings (including conversions) which have already been built since the start of the pl

A policy of refurbishment and amalgamation of existing properties in the conservation area will apply in order to ensure the retention of historic areas by the alternative use of buildings in these areas

Peel Local Plan 1989

on must be accompanied by suitable supporting environmental information. Site Number Site Name/Description Site Size See Maps Land Use Allocation DH008s Land adjacent to Ellenbrook, Douglas 5.41 ha 3, 4 Strategic Reserve - Predominantly Residential Inquiry Report comment (paragraph 466) "Development of this site would undoubtedly result in a loss of countryside, and have a visual impact which some local residents may find regrettable. However, in my view, it would have considerable advantages in terms of sustainability. I recommend that Site DH008 should be shown in the Area Plan as strategic reserve land for possible future residential development." Development Brief 1. The site shall be used for predominantly residential uses. 2. There are no other specific development brief requirements associated with this site as adequate guidance is set out by the Isle of Man Strategic Plan Policies and the Proposals set out in this Plan. Land north of Ballachrink, Onchan Site Number Site Name/Description Site Size See Maps Land Use Allocation OH011s Land at Ballachrink, Onchan 9.9 ha 3, 4 and 6 Strategic Reserve - Predominantly Residential Inquiry Report comment (paragraph 330) "I do not consider that this extension to the urban area of Onchan would be immediately necessary. However, in my view, Site OH011 could contribute to the provision of additional housing, if required in future, subject to there being an adequate supply of primary school places; subject to the introduction of measures to mitigate peak hour traffic congestion; and subject to the resolution of local drainage problems." Development Brief 1. The Site Assessment Framework Report identified potential for landscape and environment impact which would require mitigation. Given this Report and the scale of potential development on this site, an Environmental Impact Assessment will be required as part of any detailed application. 2. Given the sloping topography of the site, any proposals must demonstrate that this has been taken into account and any detailed applications must include section drawings across the site. 3. Landscaping plans must accompany any detailed planning application . These will form an important part of the approach to softening the visual impact of any development as seen from the Creg Ny Baa and Ballacottier Road. Plans must demonstrate clearly how siting and layout has taken into account the existing development to the south of the site so as not to have an unacceptable impact on residential amenity. Landscaping and sensitive siting will be particularly important along this boundary. 4. Access into and through the site to the must be fully explored ahead of any planning application. This includes pedestrian/cycling/bus links and advice should be taken from the Highways Division of DOI on these matters. Surface Water 5. The developer's proposals for disposal of surface water from any development on this site would be reviewed in detail to ensure it complies with Manx Utilities requirements. Surface water will be required to be attenuated onsite with discharge flows restricted to not more than greenfield runoff before discharging into a suitable watercourse. Land at Camlork (Field 521518) Site Number Site Name/Description Site Size See Maps Land Allocation BH031s (Field 521518 only) Camlork, Braddan 5.73 ha 3, 4 and 8 Strategic Reserve - Predominantly Residential Inquiry Report comment (paragraph 283 and 288) 283 "In my view, a smaller residential development on the westernmost of the four fields at Camlork, would be reasonably well contained between the built -up area of Union Mills to the south and the existing ribbon of development along Trollaby Lane to the west, and would have a limited visual impact." 288 "… I consider that the westernmost of the four fields at Camlork should be shown as a Strategic Reserve Site with a capacity for about 50 dwellings. This would allow for a 6. It is known that the existing properties on the adjacent Ballachrink residential development currently drain to soakaways. Manx Utilities does not consider that the use of soakaways on any new development (OH011) to be suitable and as such all flows must be attenuated and discharged to a watercourse as stated above. 7. The use of Sustainable Urban Drainage Systems (SuDS) is a work stream that is being considered by the Government's Environmental Climate Change group. The outcome of this study may require the use of SUDS to be applied on all development sites. Foul Sewage 8. Context - Unless specifically designed, it is uncommon for the existing foul and surface water sewers around the peripher y of drainage catchments to have been sized to receive flows from additional developments. Historically, developments have been connected to existing foul sewerage system without fully considering / understanding the impact on the downstream system network; this has occasionally resulted in surcharging of sections of the combined s

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.

Isle of Man Strategic Plan 2007

The Alteration and Replacement of Windows

Part 6 Category b) Buildings in Conservation Areas