Erection of glazed porch on side of property to replace portico

General Policy 2

Paragraph 8.12.1 General Policy 2 and Transport Policy 7 / Appendix 7 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

Transport Policy 7

parking standards as set out in the Strategic Plan

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.

Appendix 7

Paragraph 8.12.1 General Policy 2 and Transport Policy 7 / Appendix 7 of the Isle of Man Strategic Plan 2016

BE006 off Cooil Road and Sites D E002 and D E004 at the Nunnery had potential for use as employment land. This Draft Plan identifies these sites as Proposal Sites alongside a number of others. A7 General allocations q. In order to ensure sufficient land is allocated in the Area Plan to respond to the identified employment land need it is important to discount a proportion of the gross area of sites to take account of areas which should be set aside for green infrastructure (e.g. strategic scale landscaping). Therefore, sites were discounted as follows (unless a site specific constraint was identified which would reduce the net developable area further): • Sites of 3 to 10 hectares = 80%; and • Sites of over 10 hectares = 70%. r. It is also important to note that not every site that is allocated be taken up and, even where development commenced, the site may not be fully built out during the plan period. This latter point is more likely to impact on larger sites. Therefore, the net developable area of sites is discou nted in assessing the contribution to meeti ng the demand previously identified in this Chapter as follows: • Sites of 0.3 to 3 hectares = 80%; • Sites of 3 to 10 hectares = 70%; and • Sites over 10 hectares = 60% Recommendations set out in the Retail Study 2009 1. The recommendations of the Retailing Study Report stress that whilst there is expenditure potential for additional comparison goods floorspace, it is recommended that the focus of activity lies on improving the quality of town centre retailing and leisure environment and that the majority of new comparison goods floorspace should be located primarily within Douglas. 2. The large majority of any future retail floorspace requirement in the Isle of Man should be provided in Douglas and the other key centres of Peel, Ramsey and Castletown. 3. The majority of projected future convenience and comparison goods requirements in the Isle of Man are (or can be) met through a combination of the town centre or edge of centre sites in Douglas, Peel, Ramsey and Castletown. 4. The majority of any new floorspace should be distributed primarily to town centre or edge-ofcentre locations in Douglas - for example, Strand Street and the existing shopping core and Douglas Quayside. 5. A sequential approach should be adopted. The preferred location for retail development is within the existing town centres. In a few instances where new retail provision cannot feasibly be accommodated within the town centre (as defined) then alternative edge -of-centre locations should be identified (preferably be no more than 300m from the edge of the town's defined central area. 6. Where practicable, and justified in retailing terms, all new large or medium convenience store developments should be located within or on the edge of a town centre. The level of accessibility by all modes of tran sport (public and private) is an important consideration in choosing the location. The availability of convenient and easily accessible car parking will be essential. 7. Future policy and improvement action should target the enhanced physical functioning an d operation of the main retail and shopping streets so as to encourage additional retail investment and development (while retaining the independent character of central Douglas). 8. Every available opportunity should be taken to open up existing and proposed linkages between the central core shopping area and Waterfront (Promenades and the Douglas Quayside). 9. There may be a number of site opportunities in the central area that could be released for redevelopment. However, their development will only be successful through a proactive approach to realising opportunities in the central area. This will require not only reinvestment, redevelopment but also in some cases a significant change of use. 10. While a combination of negotiation and compulsory purchase order (CPO) powers are need to encourage site assembly there are clear opportunities in and around Market Street. Extracts from Draft Area Plan Household size and populations projections paper DP EP 5 (Updated June 2019) published ahead of the Public Inquiry 'Table 1' (as set out in DP EP 5) Population projections based on the 2016 Census used to support the Report 'Meeting our Population Challenges 2018' Total Population Projections Variant 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 Zero 83,314 83,212 83,092 82,955 82,801 82,626 82,438 82,227 81,999 81,753 Mig 500 83,314 83,770 84,217 84,652 85,083 85,487 85,887 86,276 86,661 87,021 Mig 1000 83,314 84,285 85,256 86,240 87,208 88,118 89,071 90,004 90,966 91,888 Variant 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 Zero 81,486 81,203 80,907 80,587 80,258 79,900 79,537 79,146 78,741 78,309 77,875 Mig* 500 87,385 87,722 88,059 88,366 88,646 88,914 89,155 89,366 89,560 89,721 89,872 Mig 1000 92,833 93,768 94,693 95,591 96,445 97,293 98,099 98,881 99,638 100,352 101,051 * Mig = Net Mi