Erection of a detached dwelling with improvements to existing vehicular access

Efficient use of land

Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under -used land and buildings, and re - using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space (1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services. 4.2.2 In pursuance of (c) abo ve, the Department will, when formulating its programme for the preparation of new Area Plans, have particular regard to: (a) the availability of mains drainage connected to IRIS or other mains systems; (b) securing the future viability of rural primary schools; (c) the public investment in the Island's highway, bus, railway and tramway networks; (d) the provision and availability of water; and (e) community facilities. 4.3 Environment 4.3.1

New development to identified towns and villages

Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3. (1) Open Space is defined in Appendix 1. (2) Sustainable Urban Extensions are defined in Appendix 1 4.3.2 Appendix 3 to the Plan identifies the towns and villages, and also explains why the Department has rejected the idea of a new settlement, which was mooted in the Consultation Draft published in May 2000. 4.3.3 Each of our towns and villages has an ind ividual character arising not only from its geographical position and existing fabric, but also from its historical, cultural, and social background. This character should be protected and enhanced. Accordingly:

To respect the character of our towns and villages

Strategic Policy 3: Proposals for development must ensure that the individual character of our towns and villages is protected or enhanced by: (a) avoiding coalescence and maintaining adequate physical separation between settlements; and (b) having regard in the design of new development to th e use of local materials and character. 4.3.4 Most of our built heritage, our countryside, our coastline and our natural environment is of attraction, value and interest. Surveys commissioned by Government on the quality of life and the importance of heritage in the Isle of Man and internationally, have consistently shown that the historic landscape setting of the Isle of Man scores as t he single most significant factor for residents and visitors in supporting the concept of a specific and positive Manx identity. This "heritage identity" is a result of the combination of a rich diversity of historic sites and monuments, historic building s and residential settlements and a specific range of natural history attributes set within a predominantly rural landscape setting which links modern life to a sense of historic legacy and beauty, the retention of which is strongly supported by Government and the resident community. 4.3.5 The landscapes of the Island are very varied, and their nature and variety is the consequence of thousands of years of interaction between the natural and cultural aspects of the Island through human activity within the enviro nment and an innate respect for the natural and historic qualities they represent. 4.3.6 This landscape heritage is more than simply the sum of its parts. The combination of geology, geomorphology, wildlife, archaeology, history, traditional buildings and the natural settings for traditional activities and customs, combine in the rural and built environment to provide an inseparable element of "Manxness". It provides an overarching context which makes the landscapes of the Isle of Man unique and gives them the value which is acknowledged by those who live here and those who visit. The protection and promotion of this element within Manx society is an important element in central Government policy and the Strategic Plan, which both support the view that these v alued characteristics of the Isle of Man be acknowledged and protected for the future from inappropriate development. 4.3.7 This protection will apply to areas of heritage value, to sites of heritage value and to general traditional landscape settings within the Island which are deemed to contribute to the sense of the Island's heritage identity. Heritage landscape value will therefore be a consideration in all aspects of planning, with a view to retaining and enhancing this value wherever possible.

Design and visual impact

Strategic Policy 5: New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies. 4.4 Economy 4.4.1 The Spatial Strategy identifies the Major Employment Areas around the Island. While the majority of business and employment is focused around the Douglas Metropolitan Area, there are other major employment areas at Castletown, the Airport/Freeport, Peel, Ramsey and Jurby. The Department considers the distribution of employment areas provides a spread of employment opportunities around the Island. While recognising the opportunities for small scale local employment within existing centres it is considered new employment should, in the main, be concentrated within existing settlements or those major employment areas referred to in the Island Spatial Strategy and illustrated on the Key Diagram. Existing Local and new Area Plans will provide detailed boundar ies for these areas. From time to time Government may judge it appropriate to offer financial incentives to encourage economic activity or investment in particular parts of the Island.

Sustainable transport

Strategic Policy 10: New development should be located and designed such as to promote a more integrated transport network with the aim to: (a) minimise journeys, especially by private car; (b) make best use of public transport; (c) not adversely affect highway safety for all users, and (d) encourage pedestrian movement (1) Business Park is defined in Appendix 1 4.6 Social 4.6.1 The provision of an adequate supply of housing to meet the needs of the wider community is essential; this is in addition to the need to replace existing substandard or poor quality dwellings. Therefore;

Priority to Douglas for development

es 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 subsequent Action Plan and outcomes. The Select Committee was convened to investigate how to encourage and prioritise the development of unoccupied or previously developed urban sites ahead of countryside sites. 12 And in doing so, supports the additional permitted development rights approved for some areas - see SD 2019/0459 as amended by SD 2020/349 Urban Environment Proposal 1 The creation of residential units on the upper stories of buildings part icularly in Douglas town centre or the subdivision of buildings (particularly in the case of older and underused buildings) for residential use will generally be supported provided proposals do not conflict with other strategic policies or proposals in this Plan. Principles of good design In the Strategic Plan, Strategic Policy 5 states that 'New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island'. A positive contribution means making places which are attractive and safe areas to live, work and invest in. In order to achieve this, it is essential that detailed design proposals be based around an understanding of constraints and opportunities of the site and that the propos al responds positively to local context, in terms of its scale, form, layout, materials, colouring, fenestration and architectural detailing. This, in turn , depends on good understanding of the local character of the individual settlements in the East. Local character is defined by the natural and physical features of an area, including its topography, the pattern of streets and public spaces, the street scene, the density of development, the scale and form of buildings and the materials used in construction. Housing developments have been criticised in recent decades for their uniform and standardised appearance. In order to avoid creating homogeneous and sterile neighbourhoods, developers will be encouraged to incorporate a mix of property types of a varying scale, utilising a range of complementary materials wherever possible. Similarly, the layout of development should encourage integration with surrounding areas and not be inward facing. Regarding extensions, it is recognised that the use of alternative materials and detailing in extensions and alterations can, in some case, enhance the character of an existing buildi ng and/or the surrounding area. The layout, orientation and design of buildings can reduce the need for energy consumption by maximising the potential to secure the benefits energy provides e.g. heating, lighting and cooling, through alternative means. Where layout, orientation and design is not constrained or dictated by other factors i.e. by the character of the surrounding area or the juxtaposition of adjacent buildings, applicants for planning approval will be encouraged to demonstrate how the design of the development has reduced the need for energy consumption. Public Realm 'Public realm' refers to the publicly accessible areas between buildings; the streets, paths, squares and parks that people use and move through on a day -to-day basis. Ensuring a high-quality, safe and accessible public realm is an essential part of cre ating environments that people want to live, work and invest in. Due to Douglas' importance as an event centre for the Island, it is essential that public and private open spaces retain their accessibility and amenity when the user population hikes, such as during TT fortnight. New and redeveloped elements of public realm must be designed to reinforce or complement the distinctive character of the local area and to ensure that they are attractive, safe, accessible and well connected to their surroundings. The provision of walking and cycling routes through these sites to encourage their use is essential. Dou

Identified Service Centres for development

e site is sold subject to a development agreement to ensure that the Government's objectives for the site are realised and that the selected developer meets a pre-agreed development programme.  QS2 Support town centre circuit connecting through Wintergarden to new capital town space.  A significant new amenity space should be provided on the Quayside and this is likely to be delivered in tandem with the delivery of QS1. The nature and extent of the space should be controlled through the development agreement associated with the selection of a developer for QS1.  QS3 Promotion of further leisure (restaurant & bars) to create cluster.  The Quayside properties are outside the Government's ownership. Reordering of this area for food and drink clustering will require joint working with landlords to promote the area generally and vacant properties in particular to these operators. Medium Term  QS4 Evolution from light industrial uses to residential, with relocation of existing uses.  The South Quay includes a diverse mix of employment uses, some of which appear suited to this high value location and other less so. A number of these sites have been optioned by developers and medium - long term development opportunities. Relocation of the existing industrial and trade counter uses will be necessary to facilitate higher Central Douglas Masterplan Site Summary of Proposal Responsibility / Role value residential and office developments. The Government should encourage and facilitate the relocation of the existing industrial uses and redevelopment of the site using its planning and development functions. In the first instance it will be necessary to identify a suitable site (or sites) for relocation. The Fort Short Term  TF1 Leisure led uses, including hotel, cinema and winder garden with gallery space, retail and residential opportunities  This surface car park site is owned by the Isle of Man Government. There is existing developer interest in acquiring the site for a leisure led mixed use development. Such development accords with the objectives of this masterplan and the Government should commence marketing the site. It is recommended that the site is sold subject to a development agreement to ensure that the Government's objectives for the site are realised and that the selected developer meets a pre-agreed development programme.  TF2 Potential for marshalling yard extension and multistorey car park for The Fort development  The marshalling yard is owned by the Steam Packet Company. The Government should work with the Steam Packet Company to explore and agree objectives and strategy for the redevelopment of the marshalling yard. In the first instance the Government should engage with the Steam Packet Company to understand their objectives and potential appetite to develop. If the Steam Packet Company shares cannot find common ground with the Government, the two parties could work together to procure a single development partner for the marshalling yard and neighbouring Lord Street site (QS1/TF1). Through their planning and development management functions the Government should encourage and facilitate the redevelopment of the site. Central Douglas Masterplan Site Summary of Proposal Responsibility / Role Medium Term  TF 3 Mixed-use retail led town centre uses proposed for Middlemarch and Cambrian Place sites, including a possible department store.  The Middlemarch site and Cambrian Place sites are also owned by the Isle of Man Government. However, both sites have been optioned to potential developers. Through their planning and development management functions the Government should encourage and facilitate redevelopment of the site.  If development is not forthcoming the Government can look to other potential partners when options expire if existing stakeholders have not been able or willing to bring forward appropriate development. In the meantime, the priority for the Government is their own land at Lord Street / Parade Street The delivery strategy has not set a detailed programme for implementation of the development projects. However, the following three projects appear to offer the greatest transformation change over which the Government has greatest potential control and should be prioritised: 1. QS1/TF1 Lord Street Site / Marshalling Yard 2. SS1 Chester Street Car Park 3. SS2 Villiers Square & 'AXA' Site Central Douglas Masterplan 8 NEXT STEPS The Isle of Man Government is developing with IBI Taylor Young a 'development prospectus' for Central Douglas. Completion of the masterplan provides the tools to further develop a brand for Central Douglas and market its specific attractions and investment opportunities. The Masterplan Committee who have overseen the production of this report are in a strong position to develop and promote the Vision both at the grassroots and on an International platform. The Masterplan and Prospectus will provide a strong basis for the promotion of this unique Capital T

Identifies those Service Villages

ointment of a development partner for the site. Through their planning and development management functions the Government should encourage and facilitate redevelopment of the site. Long Term  SS3 Large scale units and new access created through demolition of selected strand street units (nos. 53-75) and development of new car park on the Market Street site.  This long term development project will require acquisition of a number of privately owned retail units to assemble the development site. The project will very likely require use of the Government's CPO powers. As such, the project will bear significant costs for the Government, albeit that these costs should be recovered in time through the sale of the site for retail development and car parking.  SS4 New Connection between St Georges & Strand Street, including demolition of Victory House.  This is another long term development which is unlikely to proceed until Victory house reaches economic obsolescence (i.e. where the value of the redevelopment of the site is greater than the existing use value). Future redevelopment of Victory House offers potential to provide a new connection between St Georges and Strand Street, which should be a long term objective. The Government should use its planning and development management functions to encourage and protect this objective. Central Douglas Masterplan Site Summary of Proposal Responsibility / Role Quayside Short Term  QS1 Infill at the Lord Street site / North Quay, focusing on leisure development.  This surface car park site is owned by the Isle of Man Government. There is existing developer interest in acquiring the site for leisure led mixed use development. Such development accords with the objectives of this masterplan and the Government should commence marketing the site. It is recommended that the site is sold subject to a development agreement to ensure that the Government's objectives for the site are realised and that the selected developer meets a pre-agreed development programme.  QS2 Support town centre circuit connecting through Wintergarden to new capital town space.  A significant new amenity space should be provided on the Quayside and this is likely to be delivered in tandem with the delivery of QS1. The nature and extent of the space should be controlled through the development agreement associated with the selection of a developer for QS1.  QS3 Promotion of further leisure (restaurant & bars) to create cluster.  The Quayside properties are outside the Government's ownership. Reordering of this area for food and drink clustering will require joint working with landlords to promote the area generally and vacant properties in particular to these operators. Medium Term  QS4 Evolution from light industrial uses to residential, with relocation of existing uses.  The South Quay includes a diverse mix of employment uses, some of which appear suited to this high value location and other less so. A number of these sites have been optioned by developers and medium - long term development opportunities. Relocation of the existing industrial and trade counter uses will be necessary to facilitate higher Central Douglas Masterplan Site Summary of Proposal Responsibility / Role value residential and office developments. The Government should encourage and facilitate the relocation of the existing industrial uses and redevelopment of the site using its planning and development functions. In the first instance it will be necessary to identify a suitable site (or sites) for relocation. The Fort Short Term  TF1 Leisure led uses, including hotel, cinema and winder garden with gallery space, retail and residential opportunities  This surface car park site is owned by the Isle of Man Government. There is existing developer interest in acquiring the site for a leisure led mixed use development. Such development accords with the objectives of this masterplan and the Government should commence marketing the site. It is recommended that the site is sold subject to a development agreement to ensure that the Government's objectives for the site are realised and that the selected developer meets a pre-agreed development programme.  TF2 Potential for marshalling yard extension and multistorey car park for The Fort development  The marshalling yard is owned by the Steam Packet Company. The Government should work with the Steam Packet Company to explore and agree objectives and strategy for the redevelopment of the marshalling yard. In the first instance the Government should engage with the Steam Packet Company to understand their objectives and potential appetite to develop. If the Steam Packet Company shares cannot find common ground with the Government, the two parties could work together to procure a single development partner for the marshalling yard and neighbouring Lord Street site (QS1/TF1). Through their planning and development management functions the Government should encourage and facilitate the redevel

Remaining villages

Pedestrian The Masterplan has sought to address the challenge of topography through a number of projects. The key project to address the connection between St Georges and Strand Street is Project SS4. This suggests a connection from Prospect Hill, into the upper floor of Marks & Spencer to drop into Strand Street and Regent Street. A new area of civic space, Knox Place, creates a focus for the town centre, as part of the wider public realm framework. The Masterplan identifies the need for this and the connections required for the Fort to enable this to knit into the wider town centre movement network. South of Knox Place a new Wintergarden creates a direct connection to the Quayside, and provides opportunity to create an indoor and sheltered bus hub, with real-time arrival information. The Wintergarden itself could have multiple roles as a space with such practical activity, and as an attraction to see and experience. Connecting Strand Street to Knox Place is integral to the success of the town centre working a whole, rather than a series of less successful solutions. The demolition of a terrace of low quality units on Duke Street would allow the access to the Villiers Square & AXA site solution to be improved, and terminate views down Nelson Street. This is as well as the potential to create a smaller irregular space linking to and over Victoria Street to link to The Fort. Marine triangle within the new Maritime Gateway creates a new arrival space to create activity; sheltered from the elements the space will support existing and new uses including tourism and commercial activity. The proposed pedestrian bridge over the Marina will create a new pedestrian crossing point to allow ease of access to South Quay, helping to create a direct connection from the town centre, particularly the Quayside, to the new South Quay development sites. On Street - Vehicular / Cycle There is potential for a new bridge crossing, linking Old Castletown Road with Lake Road, to the south-west of the Tesco site in Riverside Gateway and this offers the largest change in terms of connections, opening up a new access to the centre and the Riverside area in particular. Historically proposals have been put forward for a pedestrian bridge in this location. Whilst this would link well with the strategy for pedestrian /cycle connectivity with the Peel railway link, there is also an opportunity to provide a new multi-modal bridge in this location. This would not only improve Central Douglas Masterplan pedestrian / cycle connectivity but also improve connections for motorised transport. Details set out in the Douglas Transport Strategy (DTS), and corroborated by the Paramics analysis, show that the existing bridge crossings currently act as pinch points for vehicular movements north-south across the river. The DTS also identifies Bank Hill / Bridge Road as a key problem location. The introduction of a new river crossing in this location would re-distribute traffic and help to alleviate pressure on the two existing crossing points, which during the peak periods can become congested and result in delay to journey times. It would also help improve north-south connectivity, particularly during the four daily periods where the South Quay Bridge is lifted. Topographically Old Castletown Road lies at a higher level than Lake Road, so more detailed consideration will be required to ensure that a bridge could be delivered to adoptable standards. Traffic problems in this area are also exacerbated by the poor legibility of the road system. Right turning movements at the junction of Bridge Road / Banks Circus / Bank Hill are prohibited with drivers observed using the mini roundabout to allow them to travel straight over on to North Quay. In addition, since the opening of the lower harbour bridge, one-way streets such as Ridgeway Street and Athol Street have not been reviewed. U-turning traffic at the Banks Circus roundabout could be dealt with by reconfiguration of the Bridge Road / Banks Circus / Bank Hill junction and would not be dependent on the provision of any new connections. Reinforcing existing connections Pedestrian Chester Street car park presents the most talked about requirements, concerns over safety and the quality of the links have been recorded at Baseline; therefore the Masterplan proposes that this will be improved through lighting and how the car park is clad. In addition to physical improvements, the management of the space need to respond to the use patterns, ensuring that lifts and entrances are kept open to support early evening/evening activity at the Villa Marina, Gaiety Theatre and at Castle Street. Fort Street will evolve from a vehicular cut through to a pedestrian only space linking into the heart of the public space in Knox Place; this will therefore become an extremely important strategic connection within the Masterplan proposals. The crossing of Church Marina Road by Marina Road onto Harris Promenade will also be a key connection in achieving the improvement to movements to Villa Marina. Well

General development control principles

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

Exceptions to development in the countryside

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.

Protection of the countryside

Area Plan for the East sets out locally-applicable means for implementing the policies set out in the Isle of Man Strategic Plan 2016. In that Strategic Plan, we find the Environment Policies. Environment Policy 1 states: The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over- riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative. Maintaining the purpose of this Area Plan as a means of implementation, there is some further direction to be found in the Strategic Plan, at paragraph 7.2.1: 'Whilst landscape and coastal change is inevitable, and in some cases desirable, the emphasis must be on the appropriateness of this change and the balance or equity between the needs of conservation and those of development. The primary goal must therefore be to respect, maintain and enhance the natural and cultural environment including nature conservation and landscape and coastal quality, and ensure its protection from inappropriate development.' Given the comprehensive nature of the Isle of Man Strategic Plan's Environmental Policies, only a small number of additional Proposals and Recommendations are necessary. In order to produce an implementable Area Plan for the East it is necessary to recognise those statutory desig nations and strategies which whilst having an Island-wide scope are highly relevant to the protection of environments within the Plan Area. An example is the UNESCO Biosphere status afforded to the Isle of Man. Island-level strategies identify crossborder issues and take account of the cumulative impacts of human engagement with nature. Area Plan Objectives i. To protect, conserve and enhance the natural and cultural environment of the plan area and promote biodiversity. ii. To improve the function, usability and provision of our green infrastructure and public spaces by providing a network of green spaces and features which are connected and where possible, accessible to the public. iii. To manage and improve flood risk and improve drainage conditions. iv. To support the working countryside and its custodians in maintaini ng a sustainable rural economy. Area Plan Desired Outcomes i. Where approved, d evelopment will be ecologically sustainable and designed to protect and where possible enhance biodiversity as well as mitigate and adapt to the effects of climate change. ii. The Green Infrastructure network will be established and fostered, connecting people with nature in a way that achieves the best shared outcomes for the urban and natural environment. iii. Statutory and non-statutory designations will continue to provide protection to the most important and most vulnerable cultural assets, habitats and environments in the plan area. iv. Beyond the towns and villages, the area as a whole will retain its landscape setting including its important visual interaction with the central uplands, central valley, coast and marine environment. Natural Environment Proposal 1 The Department supports the protection, creation and improvement of green infrastructure in the East, particularly in those locations which have the potential to be part of a Green Infrastructure Network. Applications for development must take into account any approved Government Green Infrastructure Strategies, but in any case, must identify how development proposals intend to contribute to the long term provision of a network of connected green spaces. UNESCO Biosphere In 2017, the Isle of Man became the first ever entire nation to achieve UNESCO Biosphere status. Project partners pledge to take steps to protect natural resources, develop the economy in a sustainable way and promote outstanding living landscapes. UNESCO Biosphere Reserves are established to connect people and the economy with nature, wildlife, culture, heritage and communities. Biosphere Reserves have three functions: Conservation: to contribute to the conservation of landscapes, ecosystems, species and genetic variation. Development: to foster economic and human development which is socio -culturally and ecologically sustainable. Logistic support: to support demonstration projects, environmental education and training, research and monitoring related to local, regional, national and global issues of conservation and sustainable development. The Isle of Man Biosphere is zoned into six areas . Examples of all of these can be found in the Eastern area: Terrestrial Core areas, Marine Core areas, Terrestrial Buffer zone, Marine Buffer zone, Terrestrial Transition areas and Marine Transition areas. There is some overlap with The Isle of Man's First Biodiversity Strategy 2015-20

Protection of trees and woodland

ar 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 as a priority habitat. In order to ensure protection and positive management of the Uplands, the following proposal is appropriate: Environment Proposal 6 Uses of the Uplands that contribute to the management and preservation of this distinctive environment will be supported. Dark Skies On the Isle of Man, 26 Dark Sky Discovery Sites have been identified, of which nine are located in the East. They are classified as Milky Way Sites meaning that at these sites the Milky Way is visible to the naked eye. The sites are accessible and light pollution is limited. The following Dark Sky Discovery Sites are located within the East: • Port Soderick Upper Car Park • Port Soderick Brooghs, Little Ness Car Park • Mount Murray Golf Club • Onchan Park • West Baldwin Reservoir Car Park • Clypse Kerrowdhoo Reservoi

Location of new housing and exceptions

Housing Policy 4: New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions (1) of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances: (a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10; (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14. 8.5.6 The anticipated increase in the total number of dwellings on the Island over the Plan period is approximately 14%. By administering the programme of Area Plan preparation, the Department will ensure that there is sufficient land zoned for residential development to meet the overall housing requirement figure required by Housing Policy 1. The Department has resolved to prepare under the provisions of the Town and Country Planning Act 1999 four Area Plans which will concentrate upon larger areas of the Island. These will focus on the North, West, East and South of the Island and correspond with those areas discussed at paragraph 5.9 of the Spatial Strategy Chapter. 8.6 Affordable Housing 8.6.1 The Department is concerned about the increasing difficulties of securing the provision of affordable housing across the Island. The Department can, and does as a Housing Authority, intervene financially to provide financial support to local Authorities; financial support to prospective owner occupiers (through the House Purchase Assistance Scheme 2002) and by direct provision of new houses to rent. The provision of affordable housin g is a material consideration in the preparation of the development plan. In the current situation the Department considers that, to secure an adequate provision of affordable housing, it is appropriate to require that any area of land identified for hous ing purposes should include a contribution towards the provision of affordable housing. 8.6.2 There are currently around 1,584 (as at 31 st March 2007) households on the General Housing Waiting List. In addition, there are some 690 (as at 31 st March 2007) households registered with the Department under the House Purchase Assistance Scheme (HPAS). This indicates a total current need of some 2,274 households for affordable housing. (1) Sustainable Urban Extensions are defined in Appendix 1 8.6.3 In the current circumstances the Department considers that approximately 25 % of new housing provision should take the form of affordable housing. In assessing the appropriate percentage in each instance, the Department will have regard to the fact that the figure is a target over the Plan Period as a whole; to evidence of local housing need; to the nature of the land and viability of the scheme; and to the nature of existing adjacent housing. The 25% provision will be monitored and reviewed as part of any review of the Strategic Plan.