Retention of existing portakabin for use as ancillary living accommodation

Sulby Local Plan - Policy: RES/P/3

General Policy 3

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. 6.4 Planning Agreements 6.4.1 Where development is acceptable and in accordance with the provisions of this Plan and the relevant Area Plan, but raises issues which cannot be addressed by the imposition of planning conditions, the Department will seek to conclude an Agreement with the developer under Section 13 of the 1999 Town and Country Planning Act.

Environment Policy 2

d/Governor 's Road junction. Any future applications will be considered on their merits taking into account the proposals set out in this plan and the Strategic Plan (see Maps 3 and 6). Natural Environment Proposal 2 (Green Gap) Between the settlements of Douglas and Onchan in the area straddling Blackberry Lane, development which would erode the separation and detract from the openness between the settlements will not normally be supported. Applications may be considered favourably if reason for an exception can be demonstrated in line with General Policy 3(g). Laxey and Baldrine - Encroaching ribbon development along the A2 C oast Road which connects Laxey and Baldrine has the potential to connect the two settlements. At present this area largely retains its sense of being in the open countryside with clear sea views. Additionally, services for networked water supply and other essential utilities would be difficult to provide for additional development in this area (see Maps 3, 7 and 9). Natural Environment Proposal 3 (Green Gap) Between the settlements of Laxey and Baldrine, development which would erode the separation and detract from the openness between the settlements will not be supported. Glen Vine and Crosby - These two settlements, although proximate in location, are separate and distinct in many ways. Consultation has clearly demonstrated this through the views expressed during the stages of plan development. In cases such as this, the breaks in the urban fabric and the features of nature which provide a sense of openness should be protected from development which would erode this (see Maps 3 and 10). Natural Environment Proposal 4 (Green Gap) Between the settlements of Glen Vine and Crosby, development which would erode the separation and detract from the openness between the settlements is unlikely to be supported. Douglas, Union Mills and Strang (see Maps 3, 4 and 8) Natural Environment Proposal 5 (Green Gap) Between the settlements of and Douglas, Union Mills and Strang, development which would erode the separation and detract from the openness between the settlements is unlikely to be supported. The Upland Environment The Manx Uplands are an iconic part of our landscape and heritage. Reference to the 'sweet mountain air' and 'green hills and rocks' are enshrined in our national anthem and the colours of the heather and gorse are woven into the very fabric of Manx tartan. The hills are a place of great beauty, yet for some they are also a place to work and for others a place to exercise or simply enjoy open space. Our Uplands are also home to plants and animals that whilst familiar to us, are rare and impor tant in a global and European context. Furthermore, the uplands are a rich repository of cultural and archaeological remains, which are sensitive to change and can easily be damaged by inappropriate development. Production of food is an important and obvi ous function of hill land. But surprisingly, the Manx hills provide everyday functions that most people take for granted. Peatlands, which cover most of our hills reduce the impacts of climate change by locking up carbon dioxide, collect and filter our drinking water and slow the passage of rainfall into streams and rivers, thus reducing downstream flood risk. These multiple uses are of great benefit to the economy of the Isle of Man and the well - being of its people. It is important that the hills continue to provide these benefits long into the future. Ensuring sustainable management of such a wide range of uses to the satisfaction of all interested parties whilst retaining functions essential to the well -being of the Isle of Man is of paramount importance. The Isle of Man Government is the owner and landlord for the majority of the Uplands in the East region and is therefore in a position to implement policy which will deliver the optimum range of ecosystem services. Appropriate and positive Upland management such as controlled rotational burning/cutting of heather and low intensity grazing helps to reduce the fuel load of the hill, provides firebreaks and reduces the risk of unplanned wildfires that further protects the biodiversity of the site, but also the vast amounts of carbon locked away in the peat soils. The majority of this work is carried out by The Department of Environment, Food & Agriculture's grazing and shooting tenants. The Manx Uplands are critically important from a habitat and biodiversity perspective. The hills in the East support a significant number of breeding hen harriers; however, other native Upland breeding birds such as curlew and red grouse have suffered severe declines in recent decades and as such are of high conservation concern. Strict control of access and recreational activity on vulnerable soils should be implemented to reduce soil erosion and subsequent carbon loss. Curlew and hen harriers are recognised as an internationally important species, while (within the EU) upland heather moorland is designated

Planning Circular 3/91 - Guide to the design of residential development in the countryside

Planning Circular 3/91 # GUIDE TO THE DESIGN OF RESIDENTIAL DEVELOPMENT IN THE COUNTRYSIDE Department of Local Government and the Environment. Office of Architecture and Planning Government Offices, Douglas, Isle of Man. Rheynn Reiltys Ynnydagh as y Chymmyltacht.  £1.00 # GLOSSARY ## Catslide Roof A section of roof over a single storey extension, usually at a lower pitch than the main roof. ## Corbel A projecting block, usually of stone, supporting a beam or other horizontal member. ## Cornice Moulded ledge. ## Dormer A window placed vertically over a sloping roof with a roof of its own. ## Drip Moulding Projecting moulding above an opening to throw off water. ## Fanlight A window over a door. ## Fenestration The arrangement of windows on an external wall face. ## Gable Area of wall usually triangular at the end of a double pitched roof. ## Kneeler Horizontal projection at eaves level on a gable wall. ## Reveal The side of an opening in a wall between the front edge and the frame of a door or window. ## String Course Intermediate moulding projecting from the surface of a wall, usually corresponding to an internal floor level. ## Vernacular Building Buildings designed by those without formal training in design but using local materials and constructional methods formed over many years by local tradition. ## Weathering Inclined projecting surface to keep water away from walls and joints. Foreword by the Minister for the Environment This circular, published in the form of a guide, sets down some basic principles which are intended to form a constructive approach to further protecting the quality of the countryside. Two of these objectives are the conservation of existing rural buildings and features and the sympathetic design of new development. Similar guides are proposed for areas having townscape quality. Taken together, these guides will provide a framework to assist in the preservation of the special character of the Island's environment and its buildings.  TONY BROWN # INTRODUCTION This Circular is intended to guide applicants, architects and builders on suitable ways to design and construct residential buildings in rural areas. It has been prompted by the need to conserve existing buildings of quality and to maintain the Island's individual identity. The landscape character of the countryside stemming from its geology, climate and agricultural use, is of high quality. It has been largely retained by strict planning restraint on development. Where new building is allowed under present controls, it is considered that this should respect the established rural character which has been the result of the vernacular and Victorian building of the past. Early farmhouses as well as being visually harmonious are still functional and their form is valid in terms of present constructional methods. They are simple, rational and visually faultless. Later Victorian buildings also contribute to the quality of the rural landscape. The essential building characteristics which act as patterns for proposed new residential buildings are described. These then form a basis by which to measure the acceptability of extensions to existing buildings or the design of any new permitted dwellings. The advice on housing design in the countryside is meant to apply primarily to the area outside settlements and urban areas covered by existing Written Statements and Planning Circulars. The area in question is indicated on the adjoining map. The definitive boundary should however be determined with reference to the approved Town Plans. The guide seeks to set a standard for the typical housing requirement in rural areas. It is intended that other guides to new building within a Victorian or Edwardian context will be prepared. An important related subject concerns agricultural buildings. This will need to be the subject of a separate Circular that deals with the retention and use of traditional farm buildings and the siting and design of new structures.  # PRESENT PLANNING POLICIES Current Circulars relating to residential buildings in the countryside emphasise both the need for the renovation of older houses and restrictions on development. New buildings are limited to essential agricultural activity which cannot be accommodated in existing buildings. These restrictions apply equally to extensions or minor works. Only certain items are excluded from the need for planning permission. These, together with work requiring permission, are summarised in Appendix 1. In general, present advice stresses the importance of relating new and existing buildings and of using traditional materials. These policies continue and are supplemented by more detailed design advice contained in this Circular. # POLICY 1 The removal or replacement of traditional elements including materials, windows or e