Erection of a replacement dwelling

Housing Policy 14

replacement dwellings should not be substantially different to the existing in terms of siting and size

Housing Policy 14: Where a replacement dwelling is permitted, it must not be substantially different to the existing in terms of siting and size, unless changes of siting or size would result in an overall environmental improvement; the new buildi ng should therefore generally be sited on the "footprint" of the existing, and should have a floor area (1), which is not more than 50% greater than that of the original building (floor areas should be measured externally and should not include attic space or outbuildings). Generally, the design of the new building should be in accordance with Policies 27 of the present Planning Circular 3/91, (which will be revised and issued as a Planning Policy Statement). Exceptionally, permission may be granted for bui ldings of innovative, modern design where this is of high quality and would not result in adverse visual impact; designs should incorporate the re -use of such stone and slate as are still in place on the site, and in general, new fabric should be finished to match the materials of the original building. Consideration may be given to proposals which result in a larger dwelling where this involves the replacement of an existing dwelling of poor form with one of more traditional character, or where, by its design or siting, there would be less visual impact. 8.11.3 It is unlikely that permission will be given for permanent replacement of dwellings which were never intended to have a permanent residential use, such as chalets and other structures built of materials for only temporary or seasonal use. 8.12 Extensions to Residential Property 8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a gener al presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general. (3) Floor Space is defined in Appendix 1 (1) Floor Area is defined in Appendix 1 8.12.2 Extensions to properties in the countryside As there is a general p olicy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside. Care therefore, must be taken to control the size and form of extensions to property in the countryside. In the case of traditional properties, the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be ac ceptable where these destroy the existing character of the property. In the case of non -traditional properties, where these are of poor or unsympathetic appearance, extensions which would increase the impact of the property will generally not be acceptable . It may be preferable to consider the redevelopment of non -traditional dwellings or properties of poor form with buildings of a more traditional style and in these cases, the Department may consider an increase in size of the replacement property over and above the size of the building to be replaced, where improvements to the appearance of the property would justify this.

Environment Policy 1

protects the countryside and its ecology for its own sake

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

Strategic Policy 5

requires new development to make a positive contribution to the environment

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.

General Policy 2(b)

respect the site and surroundings in terms of the siting, layout, scale, form, design

Circular 3/91

Guide to the Design of Residential Development in the Countryside

===== PAGE 0 ===== # Isle of Man Government 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 ===== PAGE 1 ===== # 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. ===== PAGE 2 ===== 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 ===== PAGE 3 ===== # 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.  ===== PAGE 4 ===== # 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 external works will generally not be acceptable. Work to buildings which date before 1920 should as far as practicable retain the original materials and form of the building. # THE VISUAL IMAGE OF THE MANX COUNTRYSIDE There is a visual image that symbolises for many the essential Manx countryside. This comprises lowlands of green undulating pastures contained by hedgerows and stone walls. This landscape is punctuated by simple rectangular crisp white farmhouses with slate roofs set amongst less prominent stone farm outbuildings and tree clumps. Above this comfortable habitat, the fields become steeper and change character, culminating in heather or rocky summits. The resulting prospect is a rich green land form scattered with small white houses on its lower slopes.  This image is the context which any new building must respect. The advice in this Circular is aimed to achieve this objective. ===== PAGE 5 ===== # DESIGN PRINCIPLES FOR RURAL DWELLINGS ## SITING The siting of buildings may be in small groups or singly. Where single, they are often prominently placed in the landscape. New building groups should be located below the skyline. To achieve sympathy with the land form and for constructional economy, buildings generally should be placed along the contours rather than across them. An important factor in siting of buildings is the relationship with tree cover and hedgerows. The traditional farmstead has a natural and close functional relationship with field boundaries and often includes a tree group. This relationship should be maintained. New buildings should form a unity with any landscape features or existing buildings within the vicinity. Where no trees exist, new tree planting will be required to blend the building into the landscape.  Group of rural buildings sited below the skyline.  Single traditional rural building whose prominent location has been softened by tree and hedgerows.  Informal relationship between farm buildings together with tree planting achieves integration with the environment. ## POLICY 2 New buildings are to be integrated with the landscape and where in groups, with each other. Single buildings in prominent locations can only be considered if they are satisfactory in all respects and include landscape proposals. ===== PAGE 6 ===== # PROPORTION AND FORM The proportion and form of country houses follow common patterns. The typical dwelling takes the form of a double cube volume topped by a steep pitch roof with gable ends. With these proportions and using the normal present day ceiling height of 2.5m, a two storey building gives an external plan dimension of 11.0m x 5.5m and will accommodate some 100 square metres of floor space. Variations on this floor area are achieved traditionally by lengthening or shortening the length of the bloc