Planning Statement

Planning Statement In Support Of The Additional Use Of The Existing Workshop Outbuilding To Occupational Therapy Facility, Riverside, Patrick Road, St. John’S Im4 3Bp.

Sarah Corlett Town Planning Consultancy Ltd 1 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 1.0 INTRODUCTION
• 1.1 The site is the curtilage of, and land associated with, an existing dwelling, Riverside, which sits on the northern side of the Patrick Road, between the western extent of St. John’s village and the Department for Infrastructure depot which lies to the west.
• 1.2 The site is a former fish farm and comprises a significant area of lakes and ponds with the existing dwelling positioned at the northern end of the site. River Neb runs around the eastern boundary of the site and is joined by Struan Barrule to the south, to continue parallel with the front of the site, running to the north of Patrick Road and flowing west towards Peel.
• 1.3 The site accommodates a number of former ponds at the northern end of the site which have been filled in; a large pond remains towards the southern end of the site and there is also the dwelling, a stable building and a small fisherman’s hut which sits to the east of the large pond with water flowing through the site through various channels. The former fisherman’s hut was a modest, single storey structure with single block walling, a series of shallow pitched roofs with modern windows. Internally there are two rooms and a toilet. The floor area as existing, measured externally, is 36.5 sq m. Planning approval was granted for its replacement as a tourist unit (see Planning History later).

Sarah Corlett Town Planning Consultancy Ltd 2 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

Sarah Corlett Town Planning Consultancy Ltd 3 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

1.4 The site is surrounded by existing vegetation which generally screens the site from public view from the Patrick Road although glimpses of the existing buildings are available from a small number of places

Sarah Corlett Town Planning Consultancy Ltd 4 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

Sarah Corlett Town Planning Consultancy Ltd 5 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

1.5 Adjacent to the house is a long workshop building.

Sarah Corlett Town Planning Consultancy Ltd 6 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

1.6 The site is calm and natural with meandering access drive, wide, open green space surrounding the buildings.

Sarah Corlett Town Planning Consultancy Ltd 7 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 2.0 PLANNING POLICY CONTEXT
• 2.1 The adopted development plan for the site is currently the Isle of Man Planning Scheme (Development Plan) Order 1982. This is in the process of being replaced by an Area Plan (for the North and West) which is still working through the legislative stages towards being adopted some time this year.
• 2.2 On both the Isle of Man Planning Scheme (Development Plan) Order 1982 and the draft Area Plan the site lies in an area not designated for a particular purpose and lies outside the village boundary of St. John’s.

Isle of Man Planning Scheme (Development Plan) Order 1982

• 2.3 On this plan, the site is within a wider area of an area of High Landscape or Coastal Value and Scenic Significance with Woodland to the east and the route of high tension electricity supplies running through the site.

Draft Area Plan for the North and West

• 2.4 This plan has a series of accompanying maps which provide background information on the area. On the Environmental Constraints map 1aW the site is identified in its entirety as of ecological interest with a line of Registered Trees running around the south western boundary of the site. These are shown more clearly on the Island Environment Map right:

Sarah Corlett Town Planning Consultancy Ltd 8 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 2.5 The Infrastructure Constraints Map 1bW shoes the route of the high tension electricity lines (brown dot and dash lines below) running through the site and also area at risk of river flooding (blue shading) although the building which is the subject of this application lies outwith this flood risk area. The black line demarcates the boundary between German and Patrick parishes.
• 2.6 The Draft Area Plan introduces the findings of the Landscape Character Assessment which was commissioned by the Department and published in 2008 and has gradually been adopted as the Area Plans have been put forward. The Area Plans for the South and East have encompassed the findings in that half of the Island with the Draft Area Plan for the North and West completing the adoption of the Assessment for the remaining parts of the Island. The intention was that this document would replace the areas of high landscape value and scenic or coastal significance in the Isle of Man Planning Scheme (Development Plan) Order 1982 and be a more site specific and detailed assessment of the landscape types rather than a selective approach which was taken in the 1980s about which areas were considered to be more highly valued than others. This is clarified in Environment Policy 2 of the Strategic Plan (see later) which explains that The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV’s) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. However, the 2008 Assessment has not yet been adopted formally and whilst incorporated into the various Area

Sarah Corlett Town Planning Consultancy Ltd 9 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

Plans, its findings cannot become policies (the only policies may be within the Strategic Plan or National Policy Directives and the Area Plans may contain only proposals) and as such, in terms of Environment Policy 2, the 2008 Assessment cannot fully supersede the Isle of Man Planning Scheme (Development Plan) Order 1982 Areas of High Landscape or Coastal Value and Scenic Significance. For the purposes of the assessment of this current application therefore, reference will be made to both documents.

• 2.7 On the 2008 Assessment, the site lies within the D7 Incised Slopes - The Neb landscape character area in this study. The full Assessment as it applies to this site and surrounding area is set out at Appendix One of this document but the Draft Area Plan summarises it as follows:

Landscape Strategy To conserve and enhance: a) The character, quality and distinctiveness of the area with its wooded character alongside the River Neb, with its roads enclosed by vegetation and overhanging trees, its substantial hedgerows and Manx hedges dividing irregular shaped pastoral fields and its scattered traditional farmsteads.

Key Views

• • Due to the flat nature of the area and fragmented woodland in field boundaries and along the river there are relatively few views other than glimpsed views through vegetation north from the A30 and A1.
• • In the west of the area the Peel Power Station’s chimney forms a prominent landmark.
• • There are some views from the A30 around Ballamoar northwest to the rising ground towards Peel Golf course and glimpses of the built-up edge of Peel.

• 2.8 There is an accompanying Proposal:

Landscape Proposal 8 The wooded character of the River Neb and surrounding area, including field hedgerows shall be preserved. Open and panoramic views from higher elevations in the east, looking towards Peel shall not be impaired.

Sarah Corlett Town Planning Consultancy Ltd 10 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

Isle of Man Strategic Plan 2016

• 2.9 This provides the policies which guide development within the Island and should be read in conjunction with the land use designations and Proposals contained within the relevant Area or development plan.
• 2.10 In areas not designated for development, there is a presumption against development as stated in General Policy 3 unless it is one of the listed exceptions. Environment Policies 1 and 2 protect the countryside from harmful development.
• 2.11 Strategic Policies 1, 2 and 10, Spatial Policy 5 and Transport Policy 1 directs new development generally towards existing settlements.
• 2.12 Development which would be at unacceptable risk of flooding or which would unacceptably increase flood risk to other areas is presumed against and where there is believed to be a risk of flooding, a Flood Risk Assessment is expected to accompany any application for such development (Environment Policies 10 and 13).
• 2.13 Development which would unacceptably affect trees of amenity value or ecology is presumed against (Environment Policies 3, 4 and 7).
• 2.14 Development is expected to result in an acceptable impact on highway safety with appropriate parking provided (Transport Policies 4 and 7).
• 2.15 The Strategic Plan provides opportunities for the conversion of existing buildings to other uses (Environment Policy 16 and Housing Policy 11) although such buildings must be of social, architectural or historic interest as a basic principle.

Sarah Corlett Town Planning Consultancy Ltd 11 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 3.0 PLANNING HISTORY
• 3.1 The site has been the subject of a number of applications which are relevant to the determination of the current application.

• i. 84/00033/A - approval in principle for extensions to bungalow, Lake Fisheries - permitted
• ii. 84/00837/B - re-roofing of outbuildings and rebuilding of shed to form garage - permitted. The site was known as Lake Fisheries at this point.
• iii. 88/04098/B - approval in principle to erect a dwelling - permitted. The site was referred to as Riverside Fish Farm.
• iv. 89/00804/B - erection of fish farmworker’s cottage - permitted. The site was referred to as The Spinney in this application.
• v. 21/01489/B -installation of two air source heat pumps - permitted. The site is referred to here as Lakeside. The officer refers to the site thus:

• 1.2 The dwelling is not publicly visible from Patrick Road, being screened by existing trees which surround the site and along long stretches of Patrick Road. The site is heavily treed, particularly along the southern and eastern boundaries of the site, and along the western boundary to the large lake on site. The site contains a fish farm, with the large pond and other smaller pond covering up a greater proportion of the site.
• 1.3 Access to the site is via a bridge over the River Neb which connects the highway with the long driveway serving the site.
• 1.4 The property is situated at considerable distance from all its neighbours, with the nearest neighbour 'Inglenook' situated about 173.4m south of the application site, separated by the highway, large areas of mature landscaping and pond.

• vi. 22/00501/B - single storey extensions and change of use to tourist unit - permitted.

Sarah Corlett Town Planning Consultancy Ltd 12 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• vii. 23/01325/B - increase in footprint of approved application 22/00501/B - extensions and change of use of fisherman's hut to tourism - permitted.
• viii. Finally, permission was granted for the rebuilding of the fisherman’s hut to form a tourism unit - 25/90088/B.

Sarah Corlett Town Planning Consultancy Ltd 13 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 4.0 THE PROPOSAL
• 4.1 Proposed now is the conversion of part of the existing workshop to a therapy facility and also to allow the site more widely to be used in association with the therapy - for workshops, retreats etc.
• 4.2 The applicant Is qualified in delivering occupational therapy and has achieved the following qualifications:

EDUCATION MSc Cognitive Neuropsychology BSc Occupational Therapy BSc (Hons) Psychology BA Psychology

COURSES/DIPLOMAS

• - Level 5 Diploma in Teaching Learners with Dyslexia, Specific Learning Differences and Barriers to Literacy
• - Primitive Reflexes
• - Sensory Processing
• - Sensory Modulation
• - Supporting Postural Control
• - Fine Motor Skills
• - Understanding Dyslexia
• - Handwriting Development
• - Special Education and Needs & Disability Diploma

• 4.3 She also has experience in the following areas of practice:

National Health Service: A&E, AMU, High Dependency, ICU, Gastroenterology, Acute Medicine, Endocrinology, Elderly Care Private: Neuro Case Management. Team Lead for a Brain Injury Rehabilitation Centre Bank OT IOM: worked as Bank Occupational Therapist for Nobles Hospital and Martin Ward.

Sarah Corlett Town Planning Consultancy Ltd 14 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 4.4 The applicant’s company, Victory Occupational Therapy would like to be able to run its sessions at Riverside including indoor and outdoor sessions. These will be open to people of all ages including children of all abilities, offering a fun, supportive environment tailored to age and developmental needs. Depending on interest, potentially running separate oneweek camps for each age group (6–8, 9–11, and preteens), with 8–10 participants per group. If needed, some age groups may be combined to ensure inclusive, engaging sessions for all. Younger children will focus on curriculum-based activities designed to strengthen neurological pathways for learning and school readiness. In addition the facility would like to offer neuro rehabilitation in classes of 5-10 for all age groups.
• 4.5 Each session involves the applicant’s psychology, cognitive neuropsychology and occupational therapy qualifications, skills and experience. The site would be able to provide a discreet, natural and private setting for the sessions within a calm and natural environment which is conducive to the therapy being delivered.
• 4.6 The sessions are expected to accommodate up to 8-10 persons, potentially expanding to

1. There is parking for up to 15 vehicles around the site with additional parking if needed on the grass areas. Most clients will drive or be driven to the facility although workshops and larger sessions may involve a larger vehicle such as a mini bus. Staff ratios for this type of facility are one person for ten children aged 8-11 although parents tend to accompany children of younger ages so no further staffing is envisaged.

• 4.7 The conversion of the workshop to this new use involves only the introduction of double doors in one elevation. The remainder of the building to the north will remain as is in appearance and function.

Sarah Corlett Town Planning Consultancy Ltd 15 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 5.0 CONCLUSION
• 5.1 Like the fisherman’s hut, the workshop building does not comply fully with the general policies which allow only for the changes of use of existing rural buildings as what exists is not considered to be of historical, social or architectural interest. However, the building exists and is part of the existing residential group, sitting right alongside the house.
• 5.2 No changes are proposed to the means of access from Patrick Road, to the entrance to the building through the site, or to the site itself. The only change proposes is to introduce double doors on the rear facing elevation to allow access for wheelchairs
• 5.3 The area to be converted to a therapy facility amounts to 48 sq m including a toilet and wet room facility.
• 5.4 The physical and mental well being of the Island’s residents is supported by the provision of services such as occupational therapy and to have it delivered in a private, scenic and natural environment will enhance the services provided and the benefits they may have.
• 5.5 The site accommodates a private dwelling and a very modest unit of tourist accommodation both of which site which is 6 acres in area. We believe the site is more than capable of accommodating the additional use proposed without detriment to the living conditions of those in the dwelling (who is also the person providing the occupational therapy service). There will not be any additional staff employed at the site.
• 5.6 There is more than sufficient car parking available to accommodate the vehicles which could be generated by the proposed use and should the use cease, the building could once again be used in association with the dwelling as a workshop, store or other incidental use.
• 5.7 No overnight accommodation is proposed or envisaged as part of this application.
• 5.8 We believe that whilst not complying completely with Environment Policy 16 due to the character of the building, the proposed use will provide a much needed and beneficial facility for the Island and will make use of an existing building which is not presently required by the applicants. It is thought that the building in question may well have been one of those referred to in the 1984 detailed application so have clearly been in situ for at least forty years. We don't believe that there would be any environmental harm from the proposal and that it should not be apparent from a public perspective that the proposed use is being

Sarah Corlett Town Planning Consultancy Ltd 16 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

carried out on the site at all. The car parking area is some distance from the highway as is the building and there is established vegetation around the perimeter of the site, providing effective visual screening and privacy for the users of the site. The character of the landscape is therefore preserved.

5.9 If the application is considered positively, we would be happy to accept a condition which requires the therapy to be delivered only by persons resident in the dwelling within the site.

Sarah Corlett 08.07.25

Sarah Corlett Town Planning Consultancy Ltd 17 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

APPENDIX ONE

Landscape Character Assessment 2008 - excerpt

D7 – NEB Key Characteristics

• • Flat flood plain alongside the River Neb.
• • Dense woodland and lush riparian vegetation along river’s banks.
• • Fragmented woodland and tree belts away from river.
• • Substantial hedgerows and Manx hedges dividing irregular shaped pastoral fields.
• • Few scattered farm houses with outhouses hidden down overgrown un-metalled tracks.
• • Peel golf course and the edge of the built up area of Peel.
• • A semi-enclosed character overall but high degrees of enclosure along some sections of road.
• • An abandoned railway.
• • A moderate sense of tranquillity.
• • Presence of Manx Milestones.

Overall Character Description The flat flood plain of the River Neb skirts around the northern edge of the Southern Uplands, whose sloping hillsides form the southern boundary. To the north of the A1 Road, the land begins to undulate with notable and pronounced mounds. To the west around the settlement of Patrick the land gently rises to the heathland of Corrin’s Hill. The flat arable fields around Ballaterson slope gently up to surround the open rolling form of Peel Golf course and abut the south eastern area of the built up area of Peel with some mature trees in the Manx hedgerows. Peel Power Station chimney forms a prominent landmark in this eastern part of the area with some new housing development along the periphery of the built up area of Peel along the A27 and A1 but avoiding the former meandering path of the River Neb that divides the power station and associated buildings form the western edge of Peel.

Dense riparian vegetation grows adjacent to the meandering course of the River Neb with numerous small tributaries in narrow wooded gullies descending the steep slopes of the upland area to pass under the A30 and join the river’s ever-widening course. Irregular shaped fields of varying size adjoin the river’s wooded periphery with numerous mature deciduous trees along the various Manx and thorn hedgerows that contain sheep and areas of pasture. This vegetation creates a wooded horizon in the flat area. There is a relatively

Sarah Corlett Town Planning Consultancy Ltd 18 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

enclosed feel in this flat area due to the fragmented woodland along the river’s course and mature trees contained within the field boundaries. The A30, the A1, Peel Power station, the built up edge of Peel and power lines on timber posts that run through the fields surrounding Peel detract from any sense of remoteness and tranquillity in this area. However, there are a number of farms that are tucked away amongst trees down un-metalled tracks near the river that have a quieter ambience as does the route of the Heritage Trail that runs parallel to the river. Large farms have orchards, as in the case of Ballabrooie. North of Patrick on the A27, where the road drops down into the more steeply cut densely wooded valley, a mill straddles the river’s course. This mill and the Abbey upstream represent historic features within the area.

Key Views

• • Due to the flat nature of the area and fragmented woodland in field boundaries and along the river there are relatively few views other than glimpsed views through vegetation north from the A30 and A1.
• • In the east of the area the Peel Power Station’s chimney forms a prominent landmark.
• • There are some views from the A30 around Ballamoar north-west to the rising ground towards Peel Golf course and glimpses of the built-up edge of Peel.

Historic Features

• • Kirk Patrick.
• • The Abbey and Mill.

Ecological Features

• • Aquatic habitats in the River Neb, its tributaries and areas of standing water.
• • Various waterside and riparian woodland habitats.
• • Farmland grassland habitats.
• • Mature network of hedgerows containing deciduous trees in field boundaries.

Evaluation of Inherent Landscape Sensitivities

• • Network of narrow rural roads, lanes and un-mettled tracks some enclosed by trees and vegetation.
• • Dense woodland and lush riparian vegetation along river’s banks.
• • Fragmented woodland and treebelts away from river.
• • Substantial hedgerows and Manx hedges dividing irregular shaped pastoral fields.
• • Ecological value of the aquatic ecosystem and riparian habitats.

Sarah Corlett Town Planning Consultancy Ltd 19 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• • Scattered traditional farmsteads.
• • Manx Milestones by roadside.
• • Sites of archaeological importance.
• • Moderate sense of tranquillity.

Landscape Strategy The overall strategy should be to conserve and enhance the character, quality and distinctiveness of the area with its wooded character alongside the River Neb, with its roads enclosed by vegetation and overhanging trees, its substantial hedgerows and Manx hedges dividing irregular shaped pastoral fields and its scattered traditional farmsteads.

Sarah Corlett Town Planning Consultancy Ltd 20 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

APPENDIX TWO

STRATEGIC PLAN POLICIES

General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

• (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
• (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
• (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
• (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
• (e) location-dependent development in connection with the working of minerals or the provision of necessary services;
• (f) building and engineering operations which are essential for the conduct of agriculture or forestry;
• (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
• (h) buildings or works required for interpretation of the countryside, its wildlife or heritage.

• Environment Policy 1: The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative.
• Environment Policy 2: The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV’s) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is

Sarah Corlett Town Planning Consultancy Ltd 21 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

• (a) the development would not harm the character and quality of the landscape; or
• (b) the location for the development is essential.

• Environment Policy 3: Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value.
• Environment Policy 4: Development will not be permitted which would adversely affect:

• (a) species and habitats of international importance:

• (i) protected species of international importance or their habitats; or
• (ii) proposed or designated Ramsar and Emerald Sites or other internationally important sites.

• (b) species and habitats of national importance:

• (i) protected species of national importance or their habitats; (1) Wildlife Sites are defined in Appendix 1 41
• (ii) proposed or designated National Nature Reserves, or Areas of Special Scientific Interest; or
• (iii) Marine Nature Reserves; or
• (iv) National Trust Land.

• (c) species and habitats of local importance such as Wildlife Sites, local nature reserves, priority habitats or species identified in any Manx Biodiversity Action Plan which do not already benefit from statutory protection, Areas of Special Protection and Bird Sanctuaries and landscape features of importance to wild flora and fauna by reason of their continuous nature or function as a corridor between habitats.

Some areas to which this policy applies are identified as Areas of Ecological Importance or Interest on extant Local or Area Plans, but others, whose importance was not evident at the

Sarah Corlett Town Planning Consultancy Ltd 22 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

time of the adoption of the relevant Local or Area Plan, are not, particularly where that plan has been in place for many years. In these circumstances, the Department will seek site specific advice from the Department of Agriculture, Fisheries and Forestry if development proposals are brought forward.

Environment Policy 7: Development which would cause demonstrable harm to a watercourse, wetland, pond or dub, and which could not be overcome by mitigation measures will not be permitted. Where development is proposed which would affect a watercourse, planning applications must comply with the following criteria:

• (a) all watercourses in the vicinity of the site must be identified on plans accompanying a planning application and include an adequate risk assessment to demonstrate that works will not cause long term deterioration in water quality;
• (b) details of pollution and alleviation measures must be submitted;
• (c) all engineering works proposed must be phased in an appropriate manner in order to avoid a reduction in water quality in any adjacent watercourse; and
• (d) development will not normally be allowed within 8 metres of any watercourse in order to protect the aquatic and bankside habitats and species.

Environment Policy 10: Where development is proposed on any site where in the opinion of the Department of Local Government and the Environment there is a potential risk of flooding, a flood risk assessment and details of proposed mitigation measures must accompany any application for planning permission. The requirements for a flood risk assessment are set out in Appendix 4.

Environment Policy 13: Development which would result in an unacceptable risk from flooding, either on or off-site, will not be permitted.

Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and reusing scarce indigenous building materials; (b) ensuring efficient use of sites, taking into

Sarah Corlett Town Planning Consultancy Ltd 23 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

account the needs for access, landscaping, open space(1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services.

Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3.

Strategic Policy 10: New development should be located and designed such as to promote a more integrated transport network with the aim to: (a) minimise journeys, especially by private car; (b) make best use of public transport; (c) not adversely affect highway safety for all users, and (d) encourage pedestrian movement.

Spatial Policy 5: New development will be located within the defined settlements. Development will only be permitted in the countryside in accordance with General Policy 3.

Transport Policy 1: New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes.

Transport Policy 4: The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this 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.

Sarah Corlett Town Planning Consultancy Ltd 24 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C