Demolition of existing dwelling and redevelopment of the site and adjacent land with an apartment block accommodation seven apartments with associated drainage, access, basement parking and landscaping

Exceptions to development in the countryside

The principle of a high density residential development is therefore contrary to the Island's spatial strategy, and does not meet one of the defined exceptions to the presumption against new development in the countryside in accordance with General Policy 3 of the Strategic Plan (2016).

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.

Efficient use of land and resources

The development is therefore further contrary to Spatial Policies 1 and 5.

Development only in countryside in accordance with General Policy 3

The development is therefore further contrary to Spatial Policies 1 and 5.

To respect the character of our towns and villages

The proposals are therefore considered further contrary to Strategic Policies 3 and 5, General Policy 2 (b) and (c), and Environment Policy 42 of the Strategic Plan (2016).

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

The proposals are therefore considered further contrary to Strategic Policies 3 and 5, General Policy 2 (b) and (c), and Environment Policy 42 of the Strategic Plan (2016).

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 Development Considerations

The proposals are therefore considered further contrary to Strategic Policies 3 and 5, General Policy 2 (b) and (c), and Environment Policy 42 of the Strategic Plan (2016).

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

Designed to respect the character and identity of the locality

The proposals are therefore considered further contrary to Strategic Policies 3 and 5, General Policy 2 (b) and (c), and Environment Policy 42 of the Strategic Plan (2016).

pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''

Development within hazardous installation consultation zones

with the nature and high density of the proposed development deemed to be inappropriate in this location due to the potential health and safety risk to members of the public, contrary to Environment Policy 29 of the Strategic Plan (2016).

Environment Policy 29: In considering development proposals within Consultation Zones as designated on the Area Plans or published Consultation Zone Maps, the Department will consult wi th the Health and Safety at Work Inspectorate to determine the appropriateness of the development. In all cases, the health and safety of the public will be the overriding consideration. Developments which would conflict with the requirements of health and safety will not be permitted. 7.24 The Built Environment - Introduction 7.24.1 The architecture of the Island, the quality of its buildings, the way in which they blend in with their surroundings, the respect for the built environment and the collect ive and individual cultural heritage, are all matters that are important to the sustainability of the Island's unique identity. 7.24.2 The Island possesses an extensive and well preserved historical character. The presence of sites, features, buildings and Conservation Areas undoubtedly adds to the quality of our lives, and the physical remains of our past are to be valued and protected a s a central part of our culture, heritage and sense of national identity. It adds to our 'sense of place' and is a constituent part of both the rural and urban environment. 7.24.3 The Island enjoys a rich heritage of buildings, all of which represent the social, economic and cultural history of the Island. These physical remains of our past, which may include historic buildings, ancient monuments and archaeological sites whether in towns, villages or in the countryside sustain the distinctiveness of th e Island which is so vital to the retention of its unique character and our sense of national identity. The historic environment is also a material asset that makes a positive contribution to economic prosperity for the purposes of tourism, leisure and recreation. 7.25 The Historic Building Stock 7.25.1 The Island is well blessed with a rich and varied historic environment. Work is continuing on the expansion of the list of designated Conservation Areas and Registered Buildings in recognition of their particular architectural, social or historical interest and within the Island there are so far 250 Registered Buildings and 19 Conservation Areas. 7.25.2 In addition, there are many as yet unscheduled and unidentified buildings and areas, which are either locally important or potentially worthy of designation. These also ought to be preserved and enhanced wherever possible through planning policy. 7.25.3 Positive attitudes are therefore required through the Strategic Plan towards the protection of the built environment for maintaining the architectural and historic continuity and distinctive character of each town and village. A fine balance therefore needs to be struck between conservation and enhancement on the one hand, and promoting development and growth on the other. However, conservation of the built environment and archaeological features should be viewed as an asset to be promoted and not as a constraint to be overcome. The historic environment in practice cannot remain unchanged, and the role of p lanning is to reconcile the needs for development against the need to conserve and protect the historic environment. 7.26 Demolition, Extension or Alteration of a Registered Building 7.26.1 Many Registered Buildings on the Island can sustain a degree of sensitive alteration or extension in order to accommodate continuing or new uses. Nevertheless, Registered Buildings do vary greatly in the extent to which they can accommodate change without loss of special interest. Some may be sensitive to even slight alterations. In cases where there have been successive changes to a Registered Building, the cumulative effect of the work will be assessed in determining the overall impact on the character of the building. 7.26.2 The Department is continuing its assessment of important buildings across the Island worthy of being afforded Registered status. Many of the buildings identified which have the potential for Registration result from being named in Area Plans. These will, in the future, become the main sources for identifying new buildings which should be put on the list for potential registration. 7.26.3 The Permitted Development Order withdraws permitted development rights within the curtilage(1) of Registered Buildings as well as Conservation Areas. Development which might otherwise require no planning permission becomes subject to development control.