Erection of replacement single storey extension to side elevation

Housing Policy 15

support development to existing traditional buildings so long as it respects the original traditional character, form, proportions and appearance

Housing Policy 15: The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally).

Environment Policy 1

complies with the requirements

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

General Policy 2

meet with the tests of General Policy 2

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

General Policy 3

General Policy 3 and Housing Policy 15 support development to existing traditional buildings

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.

Planning Circular 3/91

follows the guidance of 3/91

Planning Circular 3/91 # GUIDE TO THE DESIGN OF RESIDENTIAL DEVELOPMENT IN THE COUNTRYSIDE Department of Local Government and the Environment. Office of Architecture and Planning Government Offices, Douglas, Isle of Man. Rheynn Reiltys Ynnydagh as y Chymmyltacht.  £1.00 # GLOSSARY ## Catslide Roof A section of roof over a single storey extension, usually at a lower pitch than the main roof. ## Corbel A projecting block, usually of stone, supporting a beam or other horizontal member. ## Cornice Moulded ledge. ## Dormer A window placed vertically over a sloping roof with a roof of its own. ## Drip Moulding Projecting moulding above an opening to throw off water. ## Fanlight A window over a door. ## Fenestration The arrangement of windows on an external wall face. ## Gable Area of wall usually triangular at the end of a double pitched roof. ## Kneeler Horizontal projection at eaves level on a gable wall. ## Reveal The side of an opening in a wall between the front edge and the frame of a door or window. ## String Course Intermediate moulding projecting from the surface of a wall, usually corresponding to an internal floor level. ## Vernacular Building Buildings designed by those without formal training in design but using local materials and constructional methods formed over many years by local tradition. ## Weathering Inclined projecting surface to keep water away from walls and joints. Foreword by the Minister for the Environment This circular, published in the form of a guide, sets down some basic principles which are intended to form a constructive approach to further protecting the quality of the countryside. Two of these objectives are the conservation of existing rural buildings and features and the sympathetic design of new development. Similar guides are proposed for areas having townscape quality. Taken together, these guides will provide a framework to assist in the preservation of the special character of the Island's environment and its buildings.  TONY BROWN # INTRODUCTION This Circular is intended to guide applicants, architects and builders on suitable ways to design and construct residential buildings in rural areas. It has been prompted by the need to conserve existing buildings of quality and to maintain the Island's individual identity. The landscape character of the countryside stemming from its geology, climate and agricultural use, is of high quality. It has been largely retained by strict planning restraint on development. Where new building is allowed under present controls, it is considered that this should respect the established rural character which has been the result of the vernacular and Victorian building of the past. Early farmhouses as well as being visually harmonious are still functional and their form is valid in terms of present constructional methods. They are simple, rational and visually faultless. Later Victorian buildings also contribute to the quality of the rural landscape. The essential building characteristics which act as patterns for proposed new residential buildings are described. These then form a basis by which to measure the acceptability of extensions to existing buildings or the design of any new permitted dwellings. The advice on housing design in the countryside is meant to apply primarily to the area outside settlements and urban areas covered by existing Written Statements and Planning Circulars. The area in question is indicated on the adjoining map. The definitive boundary should however be determined with reference to the approved Town Plans. The guide seeks to set a standard for the typical housing requirement in rural areas. It is intended that other guides to new building within a Victorian or Edwardian context will be prepared. An important related subject concerns agricultural buildings. This will need to be the subject of a separate Circular that deals with the retention and use of traditional farm buildings and the siting and design of new structures.  # PRESENT PLANNING POLICIES Current Circulars relating to residential buildings in the countryside emphasise both the need for the renovation of older houses and restrictions on development. New buildings are limited to essential agricultural activity which cannot be accommodated in existing buildings. These restrictions apply equally to extensions or minor works. Only certain items are excluded from the need for planning permission. These, together with work requiring permission, are summarised in Appendix 1. In general, present advice stresses the importance of relating new and existing buildings and of using traditional materials. These policies continue and are supplemented by more detailed design advice contained in this Circular. # POLICY 1 The removal or replacement of traditional elements including materials, windows or e