13.3

Land west of Johnny Watterson's Lane

Site Numbers	DM001s, DH002s, DH057s, DH003s and DH010s
Site Name/Description	Northwest of Johnny Watterson's Lane
Site Size	13.32, 7, 23.54 ha, 14.80, 0.43, 0.06
See Maps	3, 4, 6, 8
Land Use Allocation	Strategic Reserve - Predominantly Residential

Inquiry Report comment (paragraph 302)

"The scale of their potential development would probably be excessive in relation to the immediate need for additional housing. Accordingly, I consider that they should be shown in the Area Plan as Strategic Reserve Sites. Their combined gross area is about 58ha. Applying discounts to allow for roads and structural landscaping, and for the provision of community facilities, including recreational open space, a neighbourhood centre and a primary school site, that should leave a potential developable area of more than 30ha. At a density of 20dpha, there would be space for approximately 600 dwellings."

Development Brief

1. The sites would provide for a sustainable urban extension to Douglas. Their development potential is significant and provides an opportunity to create a new community.
2. They shall be developed in accordance with a Masterplan for the whole of the urban extension area. This would include details of proposed phasing; areas of public open space; arrangements for safe access; sustainable transport options which recognise the need to encourage active travel; substantial structural landscaping buffers; and consideration of appropriate community facilities, including a primary school, health care provision, retail facilities, and recreational open space.
3. The combined development should include provision for about 600 dwellings, and consideration should be given to the inclusion of specialist housing for elderly people.
4. The main access points to the development shall be from Johnny Watterson's Lane.
5. The public footpath that crosses part of the site must be integrated into the proposed development.
6. Development proposals must take account of the sloping nature of the land and any detailed planning applications must include section drawings across the site.
7. An Environmental Impact Assessment shall be submitted with any application for development of this site.

Land to the north of Vicarage Road

Site Numbers	BH015s and BH019s
Site Name/Description	Woodstock and Fairway and Hilltop Nurseries, Vicarage Road
Site Size	0.48 ha, 0.62 ha
See Maps	3, 4
Land Use Allocation	Strategic Reserve - Predominantly Residential

Inquiry Report comment (paragraph 441)

"On balance, I consider that these sites should be treated as a strategic reserve for residential development in the Area Plan. A development brief should require that they be developed together in accordance with a masterplan; that access should be from the existing roundabout adjacent to site BH019; and that the sites should provide an aggregate of about 15 dwellings."

Development Brief

1. The two sites would provide for a strategic reserve for residential development.
2. They shall be developed in accordance with a Masterplan for the whole of the site. This should include details of proposed phasing, areas of public open space and landscaping, arrangements for safe access and sustainable transport options which recognise the need to encourage active travel.
3. The combined development should include provision for no more than around 15 dwellings.
4. The access to the development shall be from the existing roundabout adjacent to Site BH019.
5. An application must be accompanied by suitable supporting environmental information.

Land to the southwest of Ellenbrook Estate

Site Number	DH008s
Site Name/Description	Land adjacent to Ellenbrook, Douglas
Site Size	5.41 ha
See Maps	3, 4
Land Use Allocation	Strategic Reserve - Predominantly Residential

Inquiry Report comment (paragraph 466)

"Development of this site would undoubtedly result in a loss of countryside, and have a visual impact which some local residents may find regrettable. However, in my view, it would have considerable advantages in terms of sustainability. I recommend that Site DH008 should be shown in the Area Plan as strategic reserve land for possible future residential development."

Development Brief

1. The site shall be used for predominantly residential uses.
2. There are no other specific development brief requirements associated with this site as adequate guidance is set out by the Isle of Man Strategic Plan Policies and the Proposals set out in this Plan.

Land north of Ballachrink, Onchan

Site Number	OH011s
Site Name/Description	Land at Ballachrink, Onchan
Site Size	9.9 ha
See Maps	3, 4 and 6
Land Use Allocation	Strategic Reserve - Predominantly Residential

Inquiry Report comment (paragraph 330)

"I do not consider that this extension to the urban area of Onchan would be immediately necessary. However, in my view, Site OH011 could contribute to the provision of ad