Change of use of first floor residential accommodation to office use and the removal of rear boundary wall and creation of off-road parking

General Policy 2

The application complies with GP2

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

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.

Transport Policy 7

parking provision must be in accordance with the Department's current standards

Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.

Policy 3.4

or the purposes of prot ection and enhancement as well as the identification of 'Key Views'. The Landscape Types and Areas for the South - as well as the Island as a whole - are shown on Map 2. 3.4 Landscape Strategies and Key Views for the South Southern Uplands (A2) The overall strategy for the area is to conserve and enhance the character, quality and distinctiveness of the open and exposed character of the moorland, its uninterrupted skyline and panoramic views, its sense of tranquillity and remoteness and its wealth of cultural heritage features. Key Views Open and expansive panoramic views out to sea and over the southern portion of the Island. Distant views in some areas enclosed by the surrounding peaks. Foxdale (D11) The overall strategy is to conserve and e nhance the character, quality and distinctiveness of the area, with its wooded valley bottoms, its strong geometric field pattern delineated by Manx hedges, its numerous traditional buildings and its network of small roads and lanes. The strategy should a lso include the restoration of landscapes disturbed by former mining activities. Key Views Open views down and across the valley towards St. Johns, the Greeba Valley and beyond to the peaks of the Northern Uplands from areas of higher ground. Enclosed views up to the surrounding Southern Upland areas and Stoney Mountain Plantation. Ballamodha, Earystane and St Marks (D14) The overall strategy is to conserve and enhance the character, quality and distinctiveness of the area, with its wooded valley bottoms, its strong geometric field pattern delineated by Manx hedges, its numerous traditional buildings and its network of small roads and lanes. The strategy should also include the restoration of landscapes disturbed by former mining activities. Key Views Distant views prevented at times by dense woodland in river valleys and by the cumulative screening effect of hedgerow trees, which tend to create wooded horizons. Open and panoramic views out to sea from the higher areas on the upper western parts of the area where there are few trees to interrupt views. Port Erin and Port St Mary (D15) The overall strategy for the area is to maintain and enhance the character, quality and distinctiveness of the local built vernacular and integrity of th e nucleated settlements of Port Erin, Port St. Mary and Ballagawne 5, the scattered traditional farm dwellings and to maintain the field pattern and semi -upland character of the upper slopes. Key Views Extensive panoramic views from higher ground on hill slopes along coast to the Calf of Man, inland over the Scarlett Peninsula and up the Southern Uplands and Meayll Hill. Port Grenaugh (E1) The overall strategy is to conserve the character, quality and distinctiveness of this remote and tranquil coa stal area with its rich ecological habitats, open and expansive panoramic views and numerous sites of archaeological importance. Key Views Panoramic and open views out to sea from the Raad ny Foillan coastal footpath, south towards Langness and the Schoo l Tower in Castletown and north up the jagged coastline towards Santon Head. 5 The Landscape Character Assessment identified Ballagawne as a settlement. The identified settlement in the Strategic Plan is Ballafesson therefore the Green Gap proposed is between Port Erin and Ballafesson although the gap between Port Erin and Ballagawne is also seen as an important feature. Bay ny Carrickey (E9) The overall strategy is to conserve the character, quality and distinctiveness of the tranquil and coastal area with its rich ecological habitats, open and expansive panoramic views, sites of archaeological importance and to conserve the coastal setting of Port St. Mary. Key Views Extensive, panoramic views from Raad ny Foillan across the sweeping and ever-changing seascape to the south. Open views across the bay, with distant sense of enclosure provided by headlands to the east and west. Open views across adjacent Undulating Lowland Plain to the north. Castletown Bay (E10) The overall strategy is to conserve the character, quality and distinctiveness of the coastal area with its rich ecological habitats, open and expansive panoramic views, and to conserve the coastal setting of Castletown. Key Views Extensive, panoramic open views from Raad ny Foillan , views southwards across the ever-changing seascape. Grey stone wall of the harbour, marking the entrance to Castletown, is a landmark within views westwards. Views across the bay contained by protruding headlands to the east and west. Langness (E11) The overall strategy is to conserve the character, quality and distinctiveness of the coastal area with its rich ecological habitats, open and expansive panoramic views, and to conserve the tranquil and rugged character of the area with its numerous sites of archaeological importance , such a s the former mines and former smelt mines. Key Views Panoramic, open vi

Policy 3.6

Where an existing retail use has become non-viable then consideration will be given to a change of use at ground level

h have the size and characteristics of a town or village, and which are served by mains drainage systems are identi fied in the schedule below, together with details of the relevant area plan. A.3.6 Settlement Area Plan Bride 1982 Development Plan Andreas 1982 Development Plan Jurby 1982 Development Plan Ballaugh 1982 Development Plan Sulby Sulby Local Plan 1999 Ramsey Ramsey Local Plan 1998 Glen Mona 1982 Development Plan Laxey Laxey Local Plan 1989; Laxey and Lonan Area Plan approved 2005 Baldrine 1982 Development Plan; Laxey and Lonan Area Plan approved 2005 Kirk Michael Kirk Michael Local Plan 1994 Peel Peel Local Plan 1989 St John's St John's Local Plan 1999 Crosby 1982 Development Plan Glen Vine 1982 Development Plan Union Mills Braddan Local Plan 1991; Draft Braddan Parish Plan abandoned 2006 The Strang Braddan Local Plan 1991; Draft Braddan Parish Plan abandoned 2006 Onchan Onchan Local Plan 2000 Douglas Douglas Local Plan 1998 Glen Maye 1982 Development Plan Dalby 1982 Development Plan Foxdale Foxdale Local Plan 1999 Newtown/Mount Murray 1982 Development Plan/Braddan Local Plan 1991 Ballasalla 1982 Development Plan Castletown Castletown Local Plan 1991 Ballabeg Arbory and East Rushen Local Plan 1999 Colby Arbory and East Rushen Local Plan 1999 Ballafesson Arbory and East Rushen Local Plan 1999 Port St Mary 1982 Development Plan Port Erin Port Erin Local Plan 1990 A.3.7 These are the towns and villages to which the Strategic Policy at paragraph 4.3.1 refers. Cregneash may also be judged to have the characteristics of a vil lage, but as the National Folk Museum it is subject to special consideration, seeking to preserve and protect the authenticity and integrity of the village and its setting. Maughold also has some of the characteristics of a village but consists of only a s mall number of houses within the Conservation Area and has a recognised special historic character. APPENDIX 4 GUIDANCE ON REQUIREMENTS FOR THE UNDERTAKING OF A FLOOD RISK ASSESSMENT Introduction A.4.1 The following guidance relates only to the commissioning and undertaking of flood risk assessment studies on particular sites. Flood risk assessments will be required for both fluvial and tidal flooding. The Department of Transport is currently developing a Flood Risk Guidance Document and undertaking flood mapping, the results of which will be fed into the preparation of the Area Plans. Preparation A.4.2 Where it is judged that a flood risk assessment is required, the nature of the study undertaken and the final report produced will depend on: the flood history of the site including particular site characteristics, its location, the proximity of watercours es and other bodies of water in the vicinity; the nature of surrounding land uses; and the type and scale of the development proposed. Occasionally, preliminary or scoping studies may be necessary prior to fuller assessments, particularly where there is u ncertainty over how comprehensive a flood risk assessment needs to be. In some cases, it may be that there already exists information on flood risk in particular areas or on certain sites; this should be investigated and, subject to copyright and intellectual property rights, included with any final report. Account should be taken of the local knowledge of flooding in the community and this should be supported by plans and data where possible. A.4.2.1 The level of detail and technical complexity of a flo od risk report will reflect the scale and potential significance of the study, but as a minimum, it should address the following requirements in terms of plans, supporting assessments and analysis, and conclusions. The Department of Transport's Drainage D ivision will advise the flood return period to be adopted. Plans A.4.3 The following plans must be included with the assessment: (a) A location plan at an appropriate scale that includes geographical features, and identifies all watercourses or other bo dies of water in the vicinity, including drainage outfalls. (b) An appropriately scaled contoured plan indicating existing levels and levels following development. (c) A plan showing existing flood alleviation measures in the vicinity of the site together with details of their condition and performance. (d) A plan of the site showing any existing information on extent and depth of flood events or on flood predictions. Additional information provided can be anecdotal or photographic, and can include survey results or model estimates. Any changes which have taken place since the last event should be identified. (e) A plan of any structures which may influence local hydraulics, including bridges, pipes/ducts crossing the water course, culverts, screens, emban kments or walls, overgrown or collapsing channels and the likelihood of their becoming blocked by debris. (f) A cross-section of the site indicating finished floor levels or road levels or other relevant levels relative to the source of flooding and to ant icipated water levels and associated p

Policy 3.7

New small scale office developments which will provide local employment opportunities may also be acceptable

ound the church, and set on the saddle between Meayll Hill and Cronk ny Arrey. Some of the buildings are used as part of the Cregneash Folk Museum. (ii) Assessment: It is indicated at paragraph A.3.7 of Appendix 3 to the Isle of Man Strategic Plan that "Cregneash may also be judged to have the characteris tics of a village, but as the National Folk Museum it is subject to special consideration, seeking to preserve and protect the authenticity and integrity of the village and its setting." However, it would be more accurate to refer to Cregneash as "the set ting for the National Folk Museum" rather than "the National Folk Museum ". The introduction of additional dwellings, necessarily constructed some 100 years or more later than any existing dwelling in the village, would clearly be inimical to preserving th e authenticity and integrity of the present group and its value as the setting for the Folk Museum. Additional dwellings are not therefore proposed. (b) The Howe/Glen Chass: (i) Description: The Howe comprises a group of dwellings and farm buildings ar ound the chapel on the north side of the road to The Sound. Just to the east, scattered either side of the road down to Fistard are the dwellings comprising Glen Chass. These linked groups have a sense of identity, arising in part from the chapel and in part from the topographical setting. The groups are close to Port St Mary, but clearly within the countryside. Apart from the chapel, there are no public buildings. (ii) Assessment: These groups are not in themselves sustainable settlements, and are not far enough away from Port St Mary or Port Erin to generate a valid local need for housing. In the case of The Howe, further development would be likely to extend or consolidate the existing ribbon development along The Sound Road, whilst in the case of Glen Chass, the access road is narrow and difficult, especially for public service vehicles. In these circumstances, additional dwellings are not proposed for The Howe or Glen Chass. (c) Ballakilpheric/Cronk e Dhooney: (i) Description: Grouped quite comp actly to the west and east of the still -active chapel are two collections of dwellings and farm buildings, some of which are comparatively modern. The group is some 1.5 km from the Colby main road, up a winding and sometimes narrow road. The sense of place arises largely from the chapel at the crossroads, but there are no other public facilities or amenities. (ii) Assessment: Whilst a small number of additional dwellings could be added without visual detriment to either the group or its setting, the group is not sustainable, is served by a poor access road, and is not distant enough from Colby to generate a valid local need for housing. Additional dwellings are not therefore proposed. (d) Earystane: (i) Description: Earystane comprises a collection of dwellings scattered along the road between Ballamoar and Ballacannell. The distinctive, finely coursed stonework of some of the buildings, including the former chapel, lends a sense of unity to this interesting upland settlement. The group is some 2.5 km from the main Colby Road, is served by only a narrow road, and has no public facilities or amenities. (ii) Assessment: Further dwellings would clearly not be sustainable, and would reduce the interest and attraction of the existing group. Road access is poor. Additional dwellings are not therefore proposed. (e) St Marks: (i) Description: St Marks is a designated Conservation Area, which includes some of the surrounding countryside. The buildings include the church, a chapel, the former school rooms , and a number of dwellings clustered around the village green. The spaces between the buildings contribute positively to the character of the settlement, helping to integrate it with its immediate rural environment. The undeniable sense of place arises not only from the disposition of the buildings and spaces, but also from the location at the meeting of several rural roads. (ii) Assessment: The Character Appraisal statement for the Conservation Area indicates that "Whilst new development might not be ru led out, detailed and careful assessment of any proposed development would be required relative to the potential impact on the special character and historic interest of the settlement and its existing balance". The statement also identifies the derelict smithy as having potential for conversion to residential use. Having regard to these indications, and to the comparatively large agricultural hinterland in which St Marks sits, the principle of a small number of suitably sited and designed new dwellings b eing added to the Village could meet any local housing need without affecting adversely the character and appearance of the Conservation Area. However, the Department's Conservation team will need to undertake a full site analysis before firm conclusions can be reached (see paragraph 4.10.3 for the conclusions of the further assessment for St Marks undertaken in 2010). (f) Derbyhaven: (i) Description: Derbyhaven com

Policy 7.9

Parking spaces are to be provided off the highway for servicing commercial vehicles

encourage the management of features of the landscape which are of major importance for wild flora and fauna. 7.9 Watercourses and Wetlands 7.9.1 A watercourse or wetland, including ponds and dubs, can be affected by building or engineering operations (either during or after completion of works) or new uses of land which are carried out anywhere within the catchment area. New development in the v icinity of such areas can result in pollution, sedimentation or direct deterioration. Land infill and tipping, mineral exploitation, large scale developments and activities which disturb contaminated material are of particular concern. In all but the most minor proposals, consideration will be given to the protection of watercourses and wetland areas which may be affected by a proposed activity. In addition to requiring planning permission, any work on a watercourse, stream or designated Main River (and no rmally including the banks for a distance of 9m (30ft) either side) requires the permission of the Department of Transport's Land Drainage Engineer, in accordance with the Land Drainage Act 1934.