Erection of an extension to dwelling

Environment Policy 2

ices, our 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 'Proposal

Housing Policy 15

s: • Flood risk to the National Sports Centre, D ouglas Fire Station, Banks Circus bus depot, Douglas Railway Station, Pulrose Power Station and Pulrose Bridge after major flooding occurred in 2015; and • traffic congestion at Quarterbridge and Governor's Hill roundabouts. The Strategy concludes that the Island's key assets are currently maintained to an appropriate standard and have been designed to withstand future change. 15 National Infrastructure Strategy, GD 2017/0025 Harbours Strategy The Harbours Strategy (March 2018)16 identifies that commercial activity in Douglas Harbour is currently constrained by the lack of a deep water berth for cruise vessels. The Strategy sets out support for the development of deep water berthing facilities at Victoria Pier. Key details of the Strategy include: • A new deep water berth alongside the north side of Victoria Pier could accommodate vessels up to 240m long with a draught of 8m (waterline to the bottom of a ship's hull). • Cruise vessels accommodating 1,200 to 2,000 passengers would be able to berth alongside as long as suitable tugs are available. • Facilities for these customers will be accommodated within the Sea Terminal and parking for buses and coaches will be possible on the pier. Other visiting vessels, such as Royal Navy vessels, wind farm maintenance vessels and survey vessels would be able to use the berth. The Harbours Strategy also identifies the need to further develop the marine leisure facilities in Douglas provided suitable associated facilities can be supplied , carry out a review of the berthing arrangements and undertake an independent assessment of the primarily leisure harbour in Laxey. Other relevant planning legislation relevant in the East includes the Town and Co untry Planning (Permitted Development) (Government O wned Land) Order 2012. This Order permits some development on specified sites which would normally require planning approval. In the East, the specified sites relate to the following Government-owned sites: Douglas Outer Harbour, Nobles Hospital and the National Sports Centre. Area Plan Objectives i. To ensure that key transport corridors linking ports to the broader transport network are protected. ii. To support and implement, where possible, the National Infrastructure Strategy 2017 and the Harbours Strategy 2018. iii. To co-ordinate development of all transport modes to provide a comprehensive transport system. iv. To provide and support the best quality telecommunications networks and to support the economy by doing so. v. To reduce the risk and impact of flooding, stormwater and overland flow on catchments and neighbouring properties. vi. To plan for the provision of water supply, sewerage and drainage services that efficiently and effectively meet community needs without harm to the natural environment. 16 Harbours Strategy GD 2018/0011 vii. To manage the sequence of development in growth areas so that services are available from early in the life of new/expanded communities. This includes the creation and supply of all utility services. Area Plan Desired Outcomes i. New development is integrated into existing public and active transport systems and provides high quality access and parking for motor vehicles. ii. Congestion issues are investigated and addressed with the wider network in mind, ensuring that problems are not simply shifted 'downstream'. iii. Transport routes are located so as to achieve the greatest overall benefit to the community and with regard to making the best use of existing social, cultural and economic infrastructure, minimising impacts on the environment and optimising accessibility, safety, emergency access, service and amenity. iv. The timing of installation of services and infrastructure in new development areas is co - ordinated so as to ensure the cost-efficient provision of local and regional infrastructure. v. All development briefs should include a requirement to scope out and plan for the provision of electric vehicle charging (EVC) points as part of the scheme as a whole and as part of individual properties. vi. Infrastructure is appr opriately lit to provide safe passage for pedestrians, cyclists and vehicles at night. vii. Sustainable Urban Drainage Systems (SuDS) are installed to protect and enhance natural water systems and minimise drainage and infrastructure costs. viii. Modern, high -speed and effective communications networks are integrated into new design schemes as a matter of course. Strategic Routes The Isle of Man has a strategic transport network which links to all parts of the Island. This is set out spatially on the Key Diagram in Chapter 5. It comprises of a radial pattern of roads converging on Douglas with links to the main service and employment centres around the coast. Douglas is one of the key gateways to the Island. This is not only of importance as an employer but also i

Environment Policy 35

lew LDHP LDHP e Arbory Location Former Designation Area Plan Designation Symbol on Proposals Map (3) and Inset Maps (4-7) Parville, Ballabeg (Registered Building 235), Arbory LDHP LDHP f Balladoole House and The Granary, Arbory LDHP LDHP g Rushen Location Former Designation Area Plan Designation Symbol on Proposals Map (3) and Inset Maps (4-7) Ballagawne (Greenacres), Ballagawne Road, Rushen LDHP LDHP h Kentraugh, Rushen LDHP LDHP i Proposed Low Density Housing in Parkland An area to the East and West of Phildraw Road, Malew, as shown on Inset Map 4 Appendix 4 (a): Groups of Houses in the Countryside Survey (2009) Assessments of individual groups: (a) Cregneash: (i) Description: Cregneash comprises a group of traditional buildings clustered around the church, and set on the saddle between Meayll Hill and Cronk ny Arrey. Some of the buildings are used as part of the Cregneash Folk Museum. (ii) Assessment: It is indicated at paragraph A.3.7 of Appendix 3 to the Isle of Man Strategic Plan that "Cregneash may also be judged to have the characteris tics of a village, but as the National Folk Museum it is subject to special consideration, seeking to preserve and protect the authenticity and integrity of the village and its setting." However, it would be more accurate to refer to Cregneash as "the set ting for the National Folk Museum" rather than "the National Folk Museum ". The introduction of additional dwellings, necessarily constructed some 100 years or more later than any existing dwelling in the village, would clearly be inimical to preserving th e authenticity and integrity of the present group and its value as the setting for the Folk Museum. Additional dwellings are not therefore proposed. (b) The Howe/Glen Chass: (i) Description: The Howe comprises a group of dwellings and farm buildings ar ound the chapel on the north side of the road to The Sound. Just to the east, scattered either side of the road down to Fistard are the dwellings comprising Glen Chass. These linked groups have a sense of identity, arising in part from the chapel and in part from the topographical setting. The groups are close to Port St Mary, but clearly within the countryside. Apart from the chapel, there are no public buildings. (ii) Assessment: These groups are not in themselves sustainable settlements, and are not far enough away from Port St Mary or Port Erin to generate a valid local need for housing. In the case of The Howe, further development would be likely to extend or consolidate the existing ribbon development along The Sound Road, whilst in the case of Glen Chass, the access road is narrow and difficult, especially for public service vehicles. In these circumstances, additional dwellings are not proposed for The Howe or Glen Chass. (c) Ballakilpheric/Cronk e Dhooney: (i) Description: Grouped quite comp actly to the west and east of the still -active chapel are two collections of dwellings and farm buildings, some of which are comparatively modern. The group is some 1.5 km from the Colby main road, up a winding and sometimes narrow road. The sense of place arises largely from the chapel at the crossroads, but there are no other public facilities or amenities. (ii) Assessment: Whilst a small number of additional dwellings could be added without visual detriment to either the group or its setting, the group is not sustainable, is served by a poor access road, and is not distant enough from Colby to generate a valid local need for housing. Additional dwellings are not therefore proposed. (d) Earystane: (i) Description: Earystane comprises a collection of dwellings scattered along the road between Ballamoar and Ballacannell. The distinctive, finely coursed stonework of some of the buildings, including the former chapel, lends a sense of unity to this interesting upland settlement. The group is some 2.5 km from the main Colby Road, is served by only a narrow road, and has no public facilities or amenities. (ii) Assessment: Further dwellings would clearly not be sustainable, and would reduce the interest and attraction of the existing group. Road access is poor. Additional dwellings are not therefore proposed. (e) St Marks: (i) Description: St Marks is a designated Conservation Area, which includes some of the surrounding countryside. The buildings include the church, a chapel, the former school rooms , and a number of dwellings clustered around the village green. The spaces between the buildings contribute positively to the character of the settlement, helping to integrate it with its immediate rural environment. The undeniable sense of place arises not only from the disposition of the buildings and spaces, but also from the location at the meeting of several rural roads. (ii) Assessment: The Character Appraisal statement for the Conservation Area indicates that "Whilst new development might not be ru led out, detailed and careful assessment of any proposed develo