Conversion of rear barn to living accommodation

Kirk Michael Local Plan 1994

requires 1.5 spaces for new dwellings

rather than in the Area Plan. 32 Dr Kilmurry argued that there were no specific landscape proposals in the Area Plan for Crosby, Glen Vine and Union Mills. However, it seems to me that section 4.7.7 of the Area Plan provides for the conservation and enhancement of the character, quality and distinctiveness of this well-treed valley. Key views there include open vistas toward the Northern Uplands and the upper slopes of Foxdale, as well as glimpses of the urban fringe of Douglas. Howstrake Holiday Camp 33 Allprop Ltd objected to Landscape Proposal 9 and Landscape Character Area E4, on the grounds that no account had been taken of the presence of derelict and vandalised structures associated with the former Howstrake Holiday Camp. They argued that these structures detracted from the landscape of this coastal area, and that their removal and replacement with a small residential development would improve the local scene. 34 I note that the Howstrake Holiday Camp has been disused since 1973. The derelict buildings on the site are visible from the Raad Ny Follan; and, more distantly, from Groudle Glen and the Sea Lion Rocks Tea Room. However, the future of this site was given detailed consideration in the Onchan Local Plan 2000, paragraph 4.13 of which concluded as follows: … the most appropriate option for the Howstrake Holiday Camp site is to designate the land as Open Space. Whilst this does not achieve an instant improvement of the site in visual terms … it does not change what many have become accustomed to see. The Department considers that whilst there may be benefit from tidying up the site and reclaiming part of it, the cost of this is the permanent visual impact of new dwellings on the site where there have been none previously. Few if any headlands in Onchan remain free of development, and bearing in mind its exposed and rural location, the Department considers that this too should remain free from new development. 35 I see no reason to come to any different conclusion, and recommend continued adherence to this established policy. Since 2000, the structures on the site have probably fallen further into dereliction. Eventually they will be reclaimed by nature. There are many derelict building in the Isle of Man. In my view, few of them would warrant any particular reference in the relevant Landscape Character Appraisal. I see no good reason why an exception should be made for the former Howstrake Holiday Camp. CHAPTER 5 - THE NATURAL ENVIRONMENT Objectives 36 Mr A Martin considered that the draft Area Plan failed to quantify potential losses to the natural environment, and weigh these against the need for development. However, it seems to me that, generally, a balanced approach has been adopted. The development plan properly seeks to conserve environmental assets, for instance by protecting the countryside and its ecology. The intention is to contain development within existing built-up areas as far as is possible. However, some limited development on 'greenfield' sites will be necessary, in order to provide for expected growth in population and the economy. The extent of this is a matter for consideration. 37 Manx National Heritage argued that Section 5.3 of the draft Area Plan should include reference to the objective of protecting the cultural environment in rural areas. I agree. I recommend that the words 'and cultural' be inserted after the word 'natural' in Section 5.3 i of the draft Area Plan. Outcomes 38 Manx National Heritage also sought a reference to the protection of the cultural environment in Section 5.4 of the draft Area Plan. I recommend that the words 'cultural assets,' be inserted after the word 'vulnerable' in Section 5.4 iv of the draft Area Plan. Green Gaps 39 Spatial Policy 7 of the Strategic Plan indicates that Area Plans must assess the need for Green Gaps between settlements, to avoid their coalescence. Section 5.15 of the draft Area Plan provides for the establishment of such gaps between Douglas and Onchan; between Laxey and Baldrine; and between Glen Vine and Crosby. Natural Environment Proposals 1 to 3 would impose restrictions on development within the specified gaps, which are shown diagrammatically on the relevant Proposals Maps. However, in my view, these gaps should be shown with precise boundaries, so as to avoid doubt about whether any particular piece of land is within a Green Gap, and therefore subject to the relevant policy restrictions. It is a function of the Area Plan to relate the broad policies set out in the Strategic Plan to precise areas of land. Ideally the boundaries of the Green Gaps should follow features that are identifiable on the ground. However, the local knowledge of Cabinet Office staff is superior to mine, and I leave it to them to identify the appropriate boundaries. 40 Mr D Quirk and J and M Bucknall were concerned that particular areas of undeveloped land between Douglas and Onchan should remain open, including Site OH012 (Blackberry Lane) and the 'land to the west above the

Kirk Michael Local Plan 1994

suggests that there can be some flexibility in the village centre

le & Retail Distribution (10.4%), although the Insurance & Banking sector has declined by 1.9% since Census in 2006. Other key employment sectors are Transport & Communications (7%), Construction (7.8%) and Public Administration (7.1%). The biggest growth since the previous census in 2006 in employment sectors is within Business Services and ICT (+1.3% to 5.7%). Households with access to a car on the Island has been steadily rising, a 15% increase is noted since 2001, to 86%. Douglas has the lowest accessibility however at 80.1%. Economic The Island has healthy reserves and has had a stable and diverse economy. The Isle of Man has a simple tax regime with no Capital Gains Tax, Withholding Taxes or Wealth Taxes, which makes it an attractive location for businesses and investors to locate. The recent launch of the 2020 Vision provides an overview of the Island's current positioning and a forecast of growth for the future. The Island has enjoyed unbroken growth for the past 30 years and was rated 8th in the world in 2012 by the World Bank in terms of the national income per person. The Island has had continued success; however there are changes on the Island as the economic sector evolves. The sector's for which the island is perhaps most well known for, such as Banking and Professional Services are expected to continue to decline in terms of the number of job opportunities, but still with a growing GDP. Established sectors on the Island - such as Manufacturing, are forecast to grow (with specific focus on high-tech areas), adding significant GDP and job numbers (715) to the economy. Finally the economic change that is currently underway is highlighted through the egaming and ICT sectors, the e- business sector is forecast to be providing 90% of the growth in GDP for these emerging sectors, and ICT expected to deliver two thirds of the jobs in these sectors. A key source of growth for the Island over the past decade has been the emergence of small and medium sized enterprises. These are forecast for continued growth. Other economic successes have been the ship registry; during 2013 the Island's register secured more ships from new owners with a corresponding increase in gross registered tonnage of more than twice the growth rate of the world's fleet. The Isle of Man has now moved into 14th place in the table of world registers by tonnage, which places it ahead of Germany for the first time, in 2010 the Island did not feature within the World's top twenty registers so has demonstrated considerable success. The commercial yacht register also continues to perform very well with over 100 of the world's most prestigious yachts registered to the Island. The maritime sector has become very important to the Isle of Man and now employs around 600 people 3. The Island has also shown commitment and growth in specialist sectors such as Space, offering zero corporate tax and incentives to businesses. One of the 3 http://www.gov.im/news/2014/jan/07/2013-proves-a-success-for-the-isle-of-man-ship-registry/ Central Douglas Masterplan World's top 10 Satellite companies now has a presence on the Island, and it is also home to the International Institute of Space Commerce. Other high performing sectors include Bio-tech and Clean-tech, Film and Food Production. This evolving economic sector emphasises the need for the Island to remain and increase its attractiveness as a place to live as well as invest. Tourism is a less direct employer (Tourist accommodation making up 1.6% of employment, rising 0.7% since 2006) however it is an important sector attracting 290,754 visitors in 2013 4. The number of visitors has fluctuated over the past 10 years considerably, peaking in 2004 at 340,902, declining to 275,203 in 20085. Douglas Town Centre - Retailing A 'health check' was undertaken for Douglas as part of the Retail Strategy evidence base in 2013. Of note is that the town has largest number of UK national multiple retailers on the Island, along with independent traders. The principal retail area is located on Strand Street, Castle Street and Duke Street. The main convenience retailers within this area are the Iceland on Chester Street and M&S Food on Drumgold Street. Tesco is on Lake Road, the largest superstore on the Island and also within the Central Douglas Masterplan area. The main comparison retailers are also located in this area, within Strand Street and Strand Shopping Centre, within the centre major retailers include M&S, Boots, Topshop, Monsoon, HMV, TK Maxx, River Island and Next. In October 2012 there were 35 vacant units, whilst a number of these were on 4 Passenger Survey Annual Report 2013, Isle of Man Government 5 Passenger Survey Annual Report 2013, Isle of Man Government Strand Street it is noted that in their present state they are likely too small for UK multiple retailers 6. A number of vacant units on the high street remain in 2014. Moving Forward Douglas and the Island present con

Kirk Michael Local Plan 1994

states that parking spaces should be provided off the highway for servicing by commercial vehicles in addition to the provision of spaces for staff

encourage the management of features of the landscape which are of major importance for wild flora and fauna. 7.9 Watercourses and Wetlands 7.9.1 A watercourse or wetland, including ponds and dubs, can be affected by building or engineering operations (either during or after completion of works) or new uses of land which are carried out anywhere within the catchment area. New development in the v icinity of such areas can result in pollution, sedimentation or direct deterioration. Land infill and tipping, mineral exploitation, large scale developments and activities which disturb contaminated material are of particular concern. In all but the most minor proposals, consideration will be given to the protection of watercourses and wetland areas which may be affected by a proposed activity. In addition to requiring planning permission, any work on a watercourse, stream or designated Main River (and no rmally including the banks for a distance of 9m (30ft) either side) requires the permission of the Department of Transport's Land Drainage Engineer, in accordance with the Land Drainage Act 1934.