Construction of roof to Viking Longhouse and demolition of Quirks Coal Yard, Smithy Building, rear extension to Harbour View, single garage and cottages and entrance porch to Harbour View (Enabling works to PA 05/01363)

Braddan Local Plan Policy 2.4

Improved maintenance or refurbishment of the upper levels will be encouraged

ites are areas of open land, in a rural area, on either side of the A25 at Oak Hill. They are both owned by Mr and Mrs C Atkinson. Site BH016, on the south side of the road, has an area of about 2.4ha. Its allocation was sought for development with a single dwelling. Site BH017, on the north side of the road, has an area of about 15ha. Its allocation was sought for the development of five dwellings. 444 My attention was drawn to Section 8.8 of the Strategic Plan, which concerns the possibility of adding to existing groups of houses in the countryside. I deal with that matter in paragraphs 237 to 240 above. 445 Strategic Policy 2 of the Strategic Plan states that new development will be located primarily within existing towns or villages, or, where appropriate, in sustainable extensions to those settlements. Development in the countryside will be permitted only in defined exceptional circumstances, none of which appear to apply in either of the present cases. In my view, the proposed allocation of Sites BH016 and BH017 would be contrary to this Strategic Plan policy, as they are neither in an existing settlement, nor in a sustainable extension to such a settlement. Development on either of these sites would detract from the rural character of this area. Prospective residents would have to travel some distance for a range of everyday activities, and would probably be heavily reliant on car transport, contrary to Strategic Policy 10 of the Strategic Plan. Accordingly, I recommend that no action be taken in response to these objections. Site BH021 - Ballaveare Farm, Old Castletown Road, Port Soderick 446 This undeveloped site of about 1.15ha is zoned as open space (agricultural) in the Braddan Local Plan 1991. It is not within, or close to, any of the settlements listed in Spatial Policies 1 to 4 of the Strategic Plan. However, it is within a loose knit scatter of sporadic residential development along Old Castletown Road. I note that in the past, planning approvals have been granted for the replacement of dwellings in this area with larger residential buildings. The objector, Mrs G Kingston, sought the allocation of Site BH021 for residential development, citing Section 8.8 of the Strategic Plan, which deals with 'Groups of Houses in the Countryside'. 447 The draft Area Plan identifies no 'Groups of Houses in the Countryside' in which additional housing is proposed, and I set out my general conclusions and recommendation with regard to this matter in paragraphs 237 to 240 above. Strategic Policy 2, Spatial Policy 5 and Housing Policy 4 of the Strategic Plan each state that new housing will be permitted in the countryside only in specified exceptional circumstances, none of which apply to Site BH021. I consider this site to be in the countryside. Accordingly, I do not support its allocation for residential development. I recommend that no action be taken in response to this objection. Site BH022 - Colooney's Road, Braddan 448 Site BH022 is an undeveloped area of about 1.7ha, lying to the west of the junction between Cooil Road and Colooney's Road. There is an existing dwelling, 'Glebe Cottage', immediately to the west of this crossroads. On its south-eastern side, the site has a frontage to Colooney's Road. On the opposite side of Colooney's Road, there are two or three residential properties, and then open fields. To the south-west and north-west the site abuts open countryside. To the north-east, it has a frontage to the A24, beyond which is open countryside. The site is outside the Existing Settlement Boundary of Douglas as shown in the draft Area Plan. 449 The promoters of this site, Ellis Brown, revised their original proposal and sought the allocation of plots for three dwellings, along part of the site's frontage to Colooney's Road, adjacent to 'Glebe Cottage'; and the extension of the settlement boundary to include these plots. They pointed out that residential development here would be close to public transport services; and would benefit from easy access, on foot of by bicycle, to the neighbouring employment areas in the Cooil Road and Nunnery corridors. It would also offer good access to Douglas, without the need to negotiate the congested Quarterbridge junction. It would be on the fringes of the existing Active Travel Zone, and would be within any future such zone, based on the Cooil Road employment area. Allocation of this site would provide an opportunity for the development of three individual, one-off houses, thereby adding to the choice of housing available. 450 These are cogent arguments. However, Site BH022 is in a rural area, and is not contiguous with the existing boundary of any settlement. Its development would consolidate a cluster of isolated buildings, rather than constitute the extension of an existing urban area. Strategic Policy 2 of the Strategic Plan states that new development will be located primarily within existing settlements, or in sustainable urban extensions to towns and villages; and that development in the countrys

Braddan Local Plan Policy 2.5

future alterations to the facades or shop fronts of retail premises will be closely controlled

on increases. As part of a long -term sustainable approach to designing resilient urban space, Douglas and Laxey especially will have to plan carefully for increasing dramatic weather events. 6.2.5 While the urban environments of the East have their share of problems to be addressed, they also accommodate opportunities: a dvances in transport technology, especially electric vehicles, will have an impact on the streetscape as charging points become a requisite. This must be accommodated alongsid e the infrastructure required for the roll out of 5G communication technologies. The development of Douglas harbour into a deep berth has the potential to broaden our tourism offer significantly with impacts on the infrastructure of the Capital and the East more widely. Higher tourist numbers would help to support a distinctive local offer within core retail areas and contribute to dynamic and vibrant town centres. Opportunities are also recognised in the form of the identification of Comprehensive Treatment Areas (see Map 5 and 6 and Chapter 13). Area Plan Objectives i. To allocate land as both general allocations and Strategic Reserves to ensure sufficient development opportunities for the lifetime of the Plan to support a diverse and growing economy. ii. To ensure that in the East's urban spaces, people come first and adequate space is provided for active and healthy lifestyles, attractive design and high quality living. iii. To create an urban environment that is more responsive to changes in new and emerging working, living and retail patterns. iv. To identify and celebrate the historic urban environment so that it retains an active and productive role in contemporary life. Area Plan Desired Outcomes i. New development will be of a scale and density which makes efficient use of the land available. ii. There will be a general uplift in the quality of design for new build schemes, conversions and extensions in the East which will respond sensitively to and enhance their local context. iii. New buildings will be situated and designed so as to maximise their energy efficiency and reduce the need for energy consumption. iv. An intelligently-designed, well connected public realm will ensure usable, safe and attractive spaces that people want to spend time in and move through. v. There will be greater recognition of the contribution the East's historic value to the local and visitor economy and to the quality of life on the Island. vi. The long term future of valuable heritage assets will be assured by creative reuse. Ensuring the efficient use of land and buildings The density of development should be in keeping with the character of the local area. Higher densities will be more appropriate in the central areas of Douglas, Onchan, Laxey and Union Mills. Much of Douglas' celebrated seafront contains four and five storey hotels and apartment blocks which provide a distinctive visual image of the Capital and a highly practical form of space conscious living for a modern town. Lower densities may be considered more acceptable in instances where there are site specific constraints, a need to provide additional levels of infrastructure or where the current character or appearance of the area necessitates a development of a lower density. The subdivision of buildings for residential use can provide an appropriate source of housing and can lead to the more efficient use of existing buildings. Subject to other Strategic Policies, as well as the Proposals in this Plan, particularly in relation to amenity and the design of any alterations to allow the subdivision, such proposals will be supported. In recent years, the Douglas town centre in particular has lost some of its population. The town effectively empties after the working day. Historically, people lived above the wo rk spaces of shops, offices and workshops in Douglas creating a vibrancy that is perhaps lacking today. This Plan encourages the reintroduction of people living in the mostly vacant floors above the town's shops and offices12. More people living in the town will, it is hoped, create a more vibrant environment which will have a positive impact upon the day time and particularly, the night time economy within the town and will also enable us to respond to changes in new and emerging working patterns. Urban Environment Recommendation 1 For Government owned land in the East which is vacant or underused, it is recommended that Departments work together to clarify issues including direction, preferred uses, funding mechanisms, timing, the role of the private sector and connectivity to other uses and sites , in line with the Vision set out in this Plan. The achievement of cooperation and skills development will assist in the process of optimising the potential of all vacant and underused sites. Regard should be had to the recommendations contained within the Report of the Select Committee of Tynwald on the Development of Unoccupied Urban Sites 2017-2018 and sub

Policy 5.2 The refurbishment and amalgamation of properties within the town will be encouraged

The refurbishment and amalgamation of properties within the town will be encouraged

work for what can be delivered over the lifetime of the Plan. The Housing Policies and supporting text in the Strategic Plan are clear about the approach needed in housing provision. Paragraph 5.27 states that: "Each new Area Plan prepared will continue to undertake urban capacity assessments as part of a sequential approach to the provision of new housing. This approach will seek to develop within existing settlements, or on previously developed land or by the re development, regeneration and conversion of existing housing. Only then will greenfield sites be brought forward, as extensions to existing settlements." Area Plan Objectives i. To reflect the housing need figures set out in the Isle of Man Strategic Plan, 2016. ii. To understand the urban capacity of existing settlements before promoting any greenfield land. iii. To set out clear proposals for residential development in the East, including specific 'General Allocation' Sites30 and 'Strategic Reserve' Sites31 and include, where appropriate, suitable development briefs. iv. To focus on implementing Strategic Policies 1, 2, 3, 4, 5, 10, 11 and 12 and Housing Policies 1-18 where it is appropriate to address these first in the Area Plan rather than simply the planning application process. v. To allocate residential sites as both general allocations and strategic reserves to ensure sufficient housing opportunities during the plan period and for the lifetime of the Plan. vi. To allow housing in the countryside only in exceptional circumstances. vii. To provide for affordable housing through general support for Housing Policy 5 set out in the Strategic Plan. Desired Area Plan Outcomes i. A pattern of new development which focuses on Douglas and Onchan. ii. Active regeneration of urban sites and previously developed land. iii. Sustainable urban extensions at the edge of the settlements of Douglas and Onchan with some areas formally held back from immediate development. iv. Phased site release through the use of Masterplans for the larger sites. v. Protection of land to ensure grey, green and social infrastructure needs can be accommodated. vi. Retention of the character of the smaller settlements in the East. Housing Need in the East One of the roles of the Area Plan is to provide and manage the supply of new housing through the allocation of suitable sites for residential development. Early evidence gathering and the continual refreshment of this evidence up to Inquiry established: i. The number of new housing units needed during the plan period and lifetime of the Plan. ii. The existing housing supply i.e. what has been built in the plan period? What has planning approval? What can be expected via conversions and windfalls? iii. A long list of potential new housing sites allowing for methodical site assessment32 including an understanding of site constraints and overall developability (see Para 12.7). iv. The implications of the spatial strategy in the East and what this means in terms of housing numbers and spread of sites. v. The opportunities in the countryside in terms of the potential to add to any groups of houses and sustainability issues of such. 30 General Allocation - for release at the time of plan approval 31 Strategic Reserve - for future release via formal release process 32 Each site was assessed using the 'Site Assessment Framework' which produced a standardised report, map and aerial photograph. vi. The need to make specific provisions such as affordable housing and older persons' housing. Given the fact that the development of new housing can make one of the greatest, if not the greatest, impact on an area in terms of physical change, it is vital that any proposed housing sites and policy statements made in support of them are underpinned by so und evidence. The preferred sites for housing - the Residential Proposal Sites (also known as General Allocations to differentiate them from Strategic Reserves) - identified in this Chapter have been chosen after comprehensive site assessment through a published site identification and assessment process , after public consultation and after thorough examination at Public Inquiry. Th e process took into account deve lopment opportunities and constraints , the outcome of the development growth scenario work and the Report of the Public Inquiry. Housing Need in the East 2011 to 2026 This Plan provides opportunities for 2,440 dwellings to be built between 2011 and 2026. Evidence was produced and analysed throughout the development of the plan and this is summarised below, starting with the Land Supply Report. The final shaping of the plan and thus the final proposals on housing need and spec ific site release came after the Inquiry Report and Modifications Stage. The Scenario Testing Report33 (which included land supply data) sought to calculate: • the number of dwellings (including conversions) which have already been built since the start of the pl

Paragraph 9.16, Planning Circular 6/89

alteration or extension of a building within the conservation area which must be carried out in a manner sympathetic

9.16 There will be a general presumption in favour of retention of retail uses at ground floor level in the main shopping streets (Peel Street, Bourne Place, Market Hill, Market Place (West), Parliament Street (excluding Auckland Terrace), East Street, Parliament Square (East side). Office uses (including finance related establishments) at ground floor level will not be permitted to occupy more than 30% of the street frontage in any one block between public and vehicular highways in these streets.

Harbour/Quayside policy

encourages the environmental upgrading of East Quay, relocating inappropriate industrial uses

ice accepted that there was an element of duplication between these two proposals, and I agree. 75 I recommend that Employment Proposals 1 and 2 be merged to read as follows (after paragraph 8.10.2 of the draft Area Plan): The development of existing industrial land, including the following sites, will be supported for the following uses only: manufacturing; warehousing and distribution; office accommodation (subject to compliance with Strategic Plan Business Policy 7); or retail outlets (subject to compliance with Strategic Plan Business Policy 5) … 76 If this recommendation is accepted, consequential amendments to the numbering of the Employment Proposals will be necessary. However, for the purposes of this report I will continue to refer to the numbers used in the draft Area Plan of May 2018. The Need for Employment Land The Employment Land Review 77 The Area Plan's provision of additional land for employment development is based on an Employment Land Review (ELR) commissioned by the Government. The ELR was undertaken by Peter Brett Associates (PBA) in 2015 and updated in 2017. On the basis of certain assumptions, the updated Review suggested that the total requirement for employment land in the East, between 2014 and 2026, would be 8.43ha - made up of 6.4ha of land for manufacturing; 1.34ha of land for warehousing and distribution; and 0.64ha for out-of-town offices. (It anticipated that future office requirements would largely be met in central Douglas, in accordance with Business Policy 7 of the Strategic Plan). This requirement for 8.43ha of employment land forms the basis for the employment land allocations proposed in the draft Area Plan for the East. However, the Cabinet Office has increased the base requirement by 50% to make allowance for 'choice and churn' (which had not been taken into account in the ELR) to give a revised target of 12.65ha. As 2.88ha of employment land has been developed since 2014, the outstanding requirement is for sufficient land to be available to meet a residual target of 9.77ha by 2026. 78 Employment Proposal 2 of the draft Area Plan indicates that the development of designated industrial land within existing settlement boundaries could contribute about 7.1ha toward meeting this target. In addition, Employment Proposal 3 of the draft Area Plan provides for the allocation of Site BE002a (south of Cooil Road) for employment development. This undeveloped site, which lies outside the existing settlement boundary, has a gross area of more than 9ha, and could contribute about 5.2ha net to meeting the residual employment land target. Furthermore, Employment Proposal 4 of the draft Area Plan, would designate Sites BE002b and BE006 as a Strategic Reserve for employment development. This undeveloped land, to the south of Cooil Road and north of New Castletown Road, has a gross area of almost 29ha. 79 The ELR also recommended that provision should be made for the development of a new Technology Park, which would be additional to the base requirement for employment land. The draft Area Plan allocates a site of 5.31ha for this purpose on Site DE004, at Sangster's, Field, Douglas. The Case for Eden Park Developments Ltd 80 Eden Park Developments Ltd challenged the adequacy of the employment land provision in the draft Area Plan. They owned existing employment land to the south of Cooil Road, together with the whole of Site BE002. They had received firm enquiries from a variety of prospective users of their land, who would jointly require some 9ha gross. These proposed developments would include a second phase of Jackson's existing multi-franchise car dealership (1.32ha); a second phase of the existing Eden Park light industrial units (1.71ha); an additional warehouse for Robinson's fruit and vegetable packaging business (0.69ha); a high quality manufacturing facility (1.2ha); a new HQ for Hartford Homes/Eden Park Developments Ltd (0.53ha); a private medical cluster (1.33ha); and a corporate office facility (1.35ha). 81 In 2018, Eden Park Developments commissioned GL Hearn to reassess the Island's employment land requirement. GL Hearn concluded that the ELR had significantly underestimated the need for additional employment land for several reasons. First, it had covered too short a period. A span of 15 to 20 years was generally considered to be an appropriate timeframe for planning purposes. Therefore, ideally the ELR should have covered a longer period, up to 2034. 82 Second, in estimating the future number of office jobs, the ELR had adopted the 'realistic scenario' used in the Government's Vision 2020 forecast, which postulated annual growth of 0.7% to 1.0%. However, the long term annual growth rate in the number of jobs in the Isle of Man had been 1.1% averaged over the 65 years between 1951 and 2016. Between 1991 and 2011, jobs had increased by an average of 1.5% per annum. It appeared that the growth rate used in the ELR had focussed too strongly on short-term trends in the wake of the global financial crisis of 2008. T

relocating inappropriate industrial uses to the industrial area