Alterations, enlargement of windows, replacement of existing windows, removal of existing annex and creation of door canopy.

Braddan Parish District Local Plan (South) 3, 1991

the application site is within an area recognised as being within predominantly industrial use

e Character 'Areas'. The East has 5 of the 9 identifiable landscape 'types' on the Island and 20 of the 59 landscape character 'areas' (see Map 2 'Landscape Assessment Areas' and annotated Map 3 below). Geographically, the coverage of the plan is limited to seven Local Authorities but landscape character and key views do not stop at a Local Authority boundary. There must be an appreciation of our landscape whether looking outwards from the eastern area or towards it. In terms of the Assessment Report, Douglas, Onchan and part of Lonan were identified only as 'Urban' and so not defined by either a landscape Type or Area. Again, the transition from one area to another is unlikely to be rigid but rather a gradual change. This should be noted in any interpretation of the landscape mapping. The findings of the Landscape Character Assessment Report The Landscape Character Assessment, in particular the landscape strategies and key views, have informed a number of proposals that protect specific views and viewpoints. Where there are no specific landscape proposals for an area, the landscape strategies and key views shall be taken to be the policy approach for the area, as set out in Landscape Proposal 1. The strategies and key views concentrate upon the aesthetic nature of 'the view '. The concept of a 'view' is somewhat challenging to identify in a paragraph but the Assessment Report highlights - which has been repeated here - a number of different landscape 'features' that can be identified and distinguished from one area to the next. There is not a statutory right to a view; it is rather a part of the concept of amenity or the charm of an overall setting. It is important therefore that in many places, such views should be recognised and protected from harm. As stated above, w hile each Landscape Character Area identified through the A ssessment Report is valued, some areas require specific proposals due to the particular sensitivity to change and potential harm to their intrinsic landscape qualities that could result from development. Some Landscape Character Areas will have greater capacity to accept new development than others; it may be possible that landscape harm could be mitigated through careful design and landscaping measures. Objectives i. To protect and enhance where possible, the distinctiveness, special features or key views that contribute to the landscape character of identified Landscape Character Areas in the plan area. ii. Ensuring development respects and enhances and causes no adverse effect on, the scenic amenity, landscape features and view corridors of each settlement. iii. To protect landscapes and significant open spaces that contribute to character, identity and sustainable environments. Desired Outcomes i. Sensitive landscape areas are protected so that new development does not detract from their natural quality. ii. Landscape qualities, open space linkages and environmental performance in non -urban areas are improved. iii. The natural landscape is recognised for its ae sthetic value and as a fully functioning system. iv. Key features are protected and enhanced. In order to support these desired outcomes: • All landscapes and locally important views have been identified. • Specific proposals have been made which seek to protect vulnerable views and viewpoints from inappropriate development. • Where proposals support new development sites in this plan, development briefs will require applications for planning approval to provide a landscape assessment where appropriate, showing how the effect of any proposal on the overall landscape setting and appearance has been fully taken into account and how this is mitigated or even integrated into the overall design. An overview of Landscape Character and Appearance in the East The Landscape Character Assessment Report described the landscape character of the East, and this remains a fair description. Starting with the Northern Uplands and the peaks of Slieau Lhean, Slieau Ouyr and Slieau Ruy, these form a ridge separating Maughold and Laxey. Characterised by open moorland and upland streams, the hills then descend towards Laxey Bay, enclosed by the steep, wooded sides of the glen and valley. At Clay Head jagged cliffs lead to a rocky foreshore of Garwick Bay. Gently undulating topography leads through Groudle and Conrhenny towards Onchan, via a dense network of banks, Manx hedges and ditches. The two mile stretch of Douglas Bay dominates the eastern coast and is enclosed by Onchan Head and Douglas Head. The Central Valley stretches from the southern edge of Douglas Bay to St John's, taking in the settlements of Union Mills, Glen Vine and Crosby and forming the Island's indiscernible 'north-south' dividing line. Inland, the valleys of the River Glass and River Dhoo are densely wooded. Further South, the Chibbanagh coniferous plantation just north of Mount Murray is surrounded by gorse and rough grazing, changing to a geometric pattern of fields a

Policy 3.3

allows the conversion of existing structures in preference to new ones

terms of availabil ity, location, quality and demand. A full Review would acknowledge and take into account as appropriate all up to date strategy/policy documents from across Government. 13.3 This process of Monitoring and Review is particularly important given the p roposal to make provision for future housing needs on the basis of a process of 'Plan, Monitor and Manage' as outlined in Chapter 8 (Housing). Under this, the phasing of the release of sites proposed for housing in the Area Plans would be based on maintai ning an adequate supply of housing sites with the focus on securing development on brownfield sites, previously developed land and sites within existing settlements before releasing greenfield sites. Such phasing includes the identification of sites as 'Strategic Reserves' in Area Plans. This approach, which includes the preparation of appropriate development briefs, allows land to be allocated for residential as well as other uses such as employment, but held 'in reserve' until such time as they are required. Isle of Man Strategic Plan 2011 - 2026 Annual Monitoring Five Yearly Review APPENDICES CONTENTS 1. Definitions and Glossary of Terms 2. Relationship between Strategic Objectives and Strategic Policies 3. Settlement Pattern 4. Guidance on Requirements for the Undertaking of a Flood Risk Assessment 5. Environmental Impact Assessment 6. Open Space Requirements for New Residential Development 7. Parking Standards 8. Existing and Approved Dwellings by Local Authority Area 9. Employment Land Availability APPENDIX 1 DEFINITIONS AND GLOSSARY OF TERMS Areas of Ecological Importance or Interest Sites designated in Local and Area Plans which serve to protect areas known to house important species or those which act as habitat corridors between such areas. Area Plan See Development Plan. Backland development Development on land at the back of existing properties, usually on what were the back gardens, and often without a separate road frontage. Business Parks A development encompassing land for light industrial purposes, warehousing, new - technology companies involved in scientific, commercial, or industrial research or development and office accommodation as the corporate headquarters of companies having multiple and diverse interests (but excluding financial/professional services to visiting members of the public); buildings should be set in parkland which should dominate the landscape. Conservation area Has the meaning acc orded to it by Section 18 of the 1999 Town and Country Planning Act. Curtilage The area of land attached to and around a building, used with the building and within which the building is set (e.g. the garden and driveways of a house, the storage yard of a factory). Land used with a building but severed from it by, say, a highway or service lane is not part of the curtilage of that building. Development Plan The Development Plan consists of a Strategic Plan (this document) and one or more Area Plans , as defined in the Section 2 of the 1999 Town and Country Planning Act. It is the Department's intention to prepare four Area Plans for the South, East, North and West of the Island. Energy Impact Statement An assessment, prepared by the developer/appl icant, of the impacts of the development in terms of energy consumption, and proposals for reducing that consumption and improving the energy efficiency of the development. Environmental Impact Assessment (EIA) The means of assessing the impacts (good an d bad) of a proposed development on the environment, prepared by, or on behalf of, the developer/applicant. An EIA should aim to ensure that the planning decision is made in the knowledge of all the likely environmental effects of the development, and of t he proposals for mitigating adverse effects and enhancing positive effects. Flood Risk Assessment A document which assesses the likelihood of flooding in a particular area, so that judgements can be made about the feasibility of flood mitigation measure s and whether development should be allowed or not. Floor Space and Floor Area (see Housing Policy 13-15) Where there are references to "floor space" and "floor area", the space or area in question should be measured externally, and should not include att ics or outbuildings. Green gaps (see Spatial Policy 7) In the context of Spatial Policy 7, "green gap" means an open area which serves to maintain the distinction between settlements; prevents the coalescence or merging of settlements; and may provide recreational opportunities. Habitable status (see Housing Policy 12) In the context of Housing Policy 12, "habitable status" means whether or not a building which has previously been occupied as a dwelling may be re -occupied as such without the need for planning permission for that use. Infill development Building on a relatively small site in between two existing buildi

General Policy 2

the proposal is concluded to accord with the provisions of General Policy 2 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