Minor change application to PA 22/00795/B to include a flue and roof mounted solar panels to approved double storey rear extension

Draft Strategic Plan Policy 21

ur infrastructure and our health and social well-being. Bringing the Area Plan for the East into operation remains one of the priority actions for planning in the Programme for Government 2016-2021. For much of its development, I contributed through my former Ministerial role in the Department of Infrastructure and it is plain to me now just how widely the Island Development Plan as a whole stretches into policy development in every Department. I appreciate that preparing this Plan has taken time, but the procedural requirements exist to ensure transparency and opportunities for full engagement by Government Departments, Local Authorities, land-owners and developers, local interest groups and residents alike. The Report of the Public Inquiry , published in November 2019 , and the responses to the Modifications, published in February 2020, have shaped the final changes to the content and format of the Plan. It now forms part of the statutory 'Island Development Plan', and specifically provides a local framework for how Douglas and the surrounding settlements are likely to grow, change or stay the same for the remainder of the Plan Period (up to 2026). It replaces all extant plans and is a material consideration when planning applications are determined. Recent events have led to some questions whether the timing is right to release the Plan. I believe firmly that it is. I would like to thank all those who have contributed through out this Plan's development. Such engagement is invaluable and makes for a more rounded and robust plan and ensures matters and sites are fully scrutinised. I look forward to seeing how the Area Plan for the East influences change as we embrace our digital, green and safe Island. Ray Harmer, MHK Minister for Policy and Reform Contents An 'Area' approach to Plan making ..................................................................... 1 The Role of the Area Plan for the East ................................................................ 7 Spatial Vision in the East ................................................................................. 13 Landscape Character and Appearance............................................................... 17 The Natural Environment ................................................................................. 34 The Urban Environment ................................................................................... 48 Transport and Utilities ..................................................................................... 57 Employment ................................................................................................... 71 Town Centres ................................................................................................. 81 Tourism ......................................................................................................... 90 Open Space and Recreation, Education, Health and other Community Facilities .... 95 Residential ................................................................................................... 101 Comprehensive Treatment Areas .................................................................... 127 Appendices Appendix 1 Additional background information on Employment Land 134 Appendix 2 Recommendations set out in the Retail Study 2009 138 Appendix 3 Extracts from the Draft Area Plan for the East 'Household Size and Population Projections Paper DP EP5 (June 2019) An 'Area' approach to Plan making What is an Area Plan? The Cabinet Office has a responsibility, afforded to it by Section 2 of the Town and Country Planning Act 1999, to prepare the Island Development Plan (IDP). The purpose of the IDP is to set out the general 'Policies' in respect of the development and other use of land on the Isle of Man , and also to identify the 'Proposals' which relate to specific places or issues , depending on the particular plan area. The two types of plan prepared and which make up the 'Island Development Plan' are: • a strategic plan, and • one or more area plans. The Isle of Man Strategic Plan 2016 (the Strategic Plan ) was approved by Tynwald on 15th March 2016, coming into operation on 1st April 2016. In hierarchical terms, the strategic plan sits above the area plans in the sense that the proposal in an area plan shall be in general conformity with the strategic plan. The implementation of Policy set out in the Isle of Man Strategic Plan This Area Plan for the East elaborates on the broad policies set out in the Isle of Man Strategic Plan relating them to precise areas of land. The Plan's final form has been shaped by the Report of the Public Inquiry published on 6th December 2019 and the representations received on the proposed Modifications published on 14th February 2020. The Area Plan for the East is made up of a Written Statement (this document) and a series of Maps. The Written Statement contains 'Proposals' which

Application Content for Minor Changes

fletcher Road Brief 300 DH001g Westmoreland Road 39 DH004g South Quay 30 DH011g Ballanard Woods Brief 40 DH016g Anna Cur House 10 DH019g South Quay 86 DH021g South Quay 7 DH022g Circular Road 63 DH025g Fairfield 9 DH037g Lower Dukes Lane 6 DH039g Park Road 27 DH042g Albany Road 8 DH046g Victoria Road Prison Brief 44 DM002g Lake Road 41 DM003g Loch Promenade 17 DM004g Lord Street DM007g Formerly Masterplan TF1 & TF2 10 DM008g Formerly Masterplan TF3 & TF6 33 DM012g Summerland 7 DM013g Little Switzerland 22 DM014g Milestone 6 OH016g Follies Cabaret 15 BH034g Mannin Infirmary Site 23 Total of Allocated Sites 964 E Recommended Strategic Reserve Sites BH015s/BH019s Woodstock & Fairway/Hilltop Nursery BH031s (part) Camlork (Field No 521518) Brief 50 DH002s/DH057s/DM001s (DH003 & DH010) Johnny Watterson's Lane Brief 600 OH011s Ballachrink, Onchan Brief 140 GH013s Baldrine Road, Baldrine 10 DH008s Ellenbrook 60 Total of Strategic Reserve Sites 875 Grand Total 2,440 39 'g' represents a general allocated site 's' represents a strategic reserve The Residential Proposal Sites The Proposals Map (Map 3) and Inset Maps identify specific numbered sites for development. It is good practice for Proposal Sites to be accompanied by D evelopment Briefs where appropriate. Briefs provide guidance to applicants and help in the development management process when applications are consider ed, thus allowing for a more straightforward and quicker application process overall . They can contribute to the success of the final development scheme on the ground. Some numbered sites do not have associated Development Briefs. Development on such sites shall be in accordance with Residential Proposal 2 (see Table 19 below). The Residential Proposal Sites (with Development Briefs) listed below are listed in the order of the settlement hierarchy starting with Douglas. Sites are set out under the name of the closest settlement rather than by Local Authority area. The Proposal Sites which are General Allocations as opposed to Strategic Reserves, have been identified in th is final Plan by 'g' placed at the end of the original number. All of the sites identified by a 'g' number shall be taken to be within the settlement boundary and this is depicted on the Maps . Strategic Reserves all have the letter 's' placed at the end of their original site number. Until released, they remain outside of the settlement boundary for the purposes of this plan. Residential Proposal 1 Development of the proposed (allocated) sites shall be undertaken in accordance with the proposed use marked on the Maps, any final Development Briefs as well as any baseline requirements set out in the Plan (see Residential Proposal 2). The Sites Site DBH002g and BH030g are allocated in the Plan for Predominantly Residential use Site Number Site Name Site Size See Maps DBH002g and BH030g Land south of Ballafletcher Road, and east of Braddan Road Upper part 2.32 ha, Lower part 30.23 ha 3, 4 and 8 Inquiry Report comment (para. 266 ) A development brief for these sites should recognise the potential for Site DBH002g to be developed in isolation. Development Brief 1. The site shall be allocated for predominantly residential use. 2. Together, these two sites form an area contained by Ballafletcher Road; Braddan Cemetery and Braddan Road; a registered tree belt north of Douglas Rugby Club; and the Tromode Woods housing estate. The sites are close to existing services and public transport links. Although this land is mostly well contained, development would have some visual impact and should be sensitively designed to minimise this. Development should also minimise any impact on registered trees, and mitigate any tree loss by replacement tree planting. 3. Although it is acknowledged that the sites are in separate ownership, they should be the subject of a comprehensive Masterplan, which will include a phasing strategy. The two sites may be developed at different times, but the development of one should not prejudice the subsequent development of the other. The Masterplan should provide for the possibility of an eventual vehicular access between Ball afletcher Road and Br addan Road, through the proposed development; and should provide for pedestrian and cycle routes, so as to promote active travel. 4. There are various access points that could be used. However, until a detailed assessment has been und ertaken these options cannot be fully appraised and compared. The detailed assessment should also consider whether bus access can be delivered through the

Draft Strategic Plan Policy 23

ing developed for t echnology park-type uses, however it is proposed that Site DE004g should only be developed if it is for a Technology Park. 23 ELR (full ref) Employment Proposal 4: The development of S ite DE004g will only be supported for a Technology Park where it can be demonstrated that the proposal: • will be linked to the adjacent ICT facility; • considers the topography of the site; • identifies and protects existing vegetation; • respects the parkland setting through high quality design and generous landscaping; • provides safe access onto Old Castletown Road; • is informed by a coherent masterplanned approach; and • considers the archaeological implications of the development of the site. A Travel Plan must be submitted as part of any planning application which sets out a strategy for the delivery of sustainable transport objectives, and demonstrates how these are to be achieved and updated over time. Consideration should be given to the provision of cycle parking and changing facilities as part of any development proposal. Employment Proposal 4 Area Site ID Site Size (ha) Net Employment Development (ha) Contribution to land supply (ha) identified in Draft Plan Field 525151 & 525150 to the West of the Nunnery DE004g 5.31 4.25 (possibly less to meet the Development Brief requirements) TOTAL 4.25 0 Waste Additional facilities may be required for the collection, sorting, processing, recycling and disposal of waste. There is a dedicated waste site adjacent to the Energy from Waste facility which is an existing site for a specialist use outside the existing settlement boundary. The expansion of this area is proposed by the allocation of 6.9ha of additional land for specialist waste management purposes at Middle Farm, Braddan (Site BE010g). Employment Proposal 5: Part of Site BE010 g at Middle Farm, Braddan , measuring some 6.9ha, and lying immediately to the east of the existing waste management complex at Richmond Hill, is allocated for special industrial use, particularly the management processing, recycling and storage of waste. Development Brief 1. No planning approval will be granted for the development of any part of this site until a Masterplan for the whole of the 6.9ha site has been submitted to and approved by the planning authority. The Masterplan must show all proposed spatial elements, including areas intended for buildings; open work areas; structural landscaping areas; and circulation and parking arrangements. The Masterplan must show how these elements will be phased. 2. There must be no net qualitative loss of biodiversity as a result of the development of this site, 3. An Environmental Impact Assessment will be needed for any development proposed on this site. 4. A Travel Plan must be submitted as part of any planning application which sets out a strategy for the delivery of sustainable transport obj ectives, and demonstrates how these are to be achieved and updated over time. 5. Consideration should be given to the provision of cycle parking and changing facilities as part of any development proposal. Employment Proposal 6 Within the Waste Infrastructure Consultation Zone at Richmond Hill, there will be a presumption against development for purposes in which vulnerable members of the public would be present, including housing, and educational and medical establishments. Existing Developments outside of existing settlement boundaries There are a number of existing Manufacturing, Warehousing and Distribution and Office developments which are outside Existing Settlement Boundaries but which are now reflected on the Proposals Map and Inset Maps as Industrial Land (for example Snugborough Industrial Estate). Employment Proposal 7: Proposals for the development/redevelopment of existing Manufacturing, Warehousing and Distribution and Office uses which are outside Existing Settlement Boundaries but shown as an industrial purple colour- wash on the Proposals Map, will be assessed in line with Employment Proposal 1 where it can be demonstrated that the proposal would not result in an incursion into the countryside. Employment 'Recommendations' The development and occupation of Industrial Land is dependent on a number of factors beyond the allocation/release of land through the planning system. Key issues include how sites are managed (including how potential bad neighbour uses are located and run) and the potential for wider incentives to encourage investment. It is also important to consider how local businesses are catered for. Employment Recommendation 1: A cross-government study could be carried out to identify opportunities to improve the management of existing Industrial Estates to minimise vacancy rates and to also identify opportunities to facilitate investment in new sites (including through the development of a Technology Park(s). Employment Recommendation 2: In the impleme

NOTICE OF DECISION