Alterations and erection of a replacement extension to side elevation

General Policy 2

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

Side Extensions (Extensions to Side Elevations)

Residential Design Guidance 2016

rson's Lane Site Numbers Site Name/Description Site Size See Maps Land Use Allocation DM001s, DH002s, DH057s, DH003s and DH010s Northwest of Johnny Watterson's Lane 13.32, 7, 23.54 ha, 14.80, 0.43, 0.06 3, 4, 6, 8 Strategic Reserve - Predominantly Residential Inquiry Report comment (paragraph 302) "The scale of their potential development would probably be excessive in relation to the immediate need for additional housing. Accordingly, I consider that they should be shown in the Area Plan as Strategic Reserve Sites. Their combined gross area is about 58ha. Applying discounts to allow for roads and structural landscaping, and for the provision of community facilities, including recreational open space, a neighbourhood centre and a primary school site, that should leave a potential developable area of more than 30ha. At a density of 20dpha, there would be space for approximately 600 dwellings." Development Brief 1. The sites would provide for a sustainable urban extension to Douglas. Their development potential is significant and provides an opportunity to create a new community. 2. They shall be developed in accordance with a Masterplan for the whole of the urban extension area. This would include details of proposed phasing; areas of public open space; arrangements for safe access; sustainable transport options which recognise the need to encourage active travel; substantial structural landscaping buffers; and consideration of appropriate community facilities, including a primary school, health care provision, retail facilities, and recreational open space. 3. The combined developme nt should include provision for about 600 dwellings, and consideration should be given to the inclusion of specialist housing for elderly people. 4. The main access points to the development shall be from Johnny Watterson's Lane. 5. The public footpath that crosses part of the site must be integrated into the proposed development. 6. Development proposals must take account of the sloping nature of the land and any detailed planning applications must include section drawings across the site. 7. An Environmental Impact Assessment shall be submitted with any application for development of this site. Land to the north of Vicarage Road Site Numbers Site Name/Description Site Size See Maps Land Use Allocation BH015s and BH019s Woodstock and Fairway and Hilltop Nurseries, Vicarage Road 0.48 ha, 0.62 ha 3, 4 Strategic Reserve - Predominantly Residential Land to the southwest of Ellenbrook Estate Inquiry Report comment (paragraph 441) "On balance, I consider that these sites should be treated as a strategic reserve for residential development in the Area Plan. A development brief should require that they be developed together in accordance with a masterplan; that access should be from the existing roundabout adjacent to site BH019; and that the sites should provide an a ggregate of about 15 dwellings." Development Brief 1. The two sites would provide for a strategic reserve for residential development. 2. They shall be developed in accordance with a Masterplan for the whole of the site. This should include details of proposed phasing , areas of public open space and landscaping, arrangements for safe access and sustainable transport options which recognise the need to encourage active travel. 3. The combined development should include provision for no more than around 15 dwellings. 4. The access to the development shall be from the existing roundabout adjacent to Site BH019. 5. An application must be accompanied by suitable supporting environmental information. Site Number Site Name/Description Site Size See Maps Land Use Allocation DH008s Land adjacent to Ellenbrook, Douglas 5.41 ha 3, 4 Strategic Reserve - Predominantly Residential Inquiry Report comment (paragraph 466) "Development of this site would undoubtedly result in a loss of countryside, and have a visual impact which some local residents may find regrettable. However, in my view, it would have considerable advantages in terms of sustainability. I recommend that Site DH008 should be shown in the Area Plan as strategic reserve land for possible future residential development." Development Brief 1. The site shall be used for predominantly residential uses. 2. There are no other specific development brief requirements associated with this site as adequate guidance is set out by the Isle of Man Strategic Plan Policies and the Proposals set out in this Plan. Land north of Ballachrink, Onchan Site Number Site Name/Description Site Size See Maps Land Use Allocation OH011s Land at Ballachrink, Onchan 9.9 ha 3, 4 and 6 Strategic Reserve - Predominantly Residential Inquiry Report comment (paragraph 330) "I do not consider that this extension to the urban area of Onchan would be immediately necessary. However, in my view, Site OH011 could contribute to the provision of additional housing, if