Encourage transfer of incompatible uses from quayside to industrial area
Source: Inspectors Report For The Area Plan For The East 100123
south; and Braddan Road to the east. I do not consider that the retention of Site DBH002 is necessary to the maintenance of the separate identities of Strang or Union Mills.
45 Paragraph 9.4.4 of the draft Area Plan indicates that there will be a presumption in favour of retaining existing open space within the Nobles Hospital site. I consider that the western part of this area should also be included in the Green Gap around Strang, to preserve the separate identity of that settlement.
46 The Green Gap between Union Mills and Douglas is somewhat wider. It may best be defined by reference to the southern settlement boundary of Union Mills, and existing field boundaries to the south. In my view, it should exclude the Snugborough Trading Estate, and the finger of low density commercial development that extends to the south, between Peel Road and the River Dhoo.
47 I recommend that the draft Area Plan be modified to show Green Gaps to avoid coalescence between the built-up areas of Douglas, Union Mills and Strang.
48 Manx National Heritage argued that reference should be made to the heritage value of the uplands in Section 5.16 of the Area Plan. I agree. I recommend that the following text be added to paragraph 5.16.1:
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.
49 The Isle of Man Natural History and Archaeological Society questioned paragraph 6.8.2 of the draft Area Plan, which states that 'Registered Buildings and Conservation Areas, which might not necessarily achieve such status in the United Kingdom, have gained a higher status in the Isle of Man, where their contribution to national identity and the Island's story is highly valued'. I do not accept that this denigrates the Island's heritage assets; on the contrary it underlines their importance. I do not consider any modification of this part of the text of the draft Area Plan to be necessary.
50 The Braddan Parish Commissioners sought the designation of Mount Rule, the Baldwins, and part of Port Soderick as Conservation Areas. However, the procedure for the designation of such areas is set out in Section 18 of the Town and Country Planning Act 1999, and makes no reference to the development plan. The purpose of the Area Plan is to formulate proposals for the development or other use of land. It is not within its scope to create new Conservation Areas. In order to prevent further misunderstandings on this matter, I recommend that Urban Environment Policy 7 be deleted from the draft Area Plan.
51 This states that 'development proposals … which are contemporary in style and which clearly demonstrate innovative design solutions … will generally be supported'. DEFA considered that contemporary styles might be inappropriate in some areas, which have a more traditional urban form. I agree. I recommend that Urban Environment Proposal 3 be modified to read as follows:
Development proposals must make a positive contribution to local character and distinctiveness. Traditional or contemporary approaches may be appropriate, depending upon the nature of the proposal and the context of the surrounding area.
52 Environment Policies 40 and 41 of the Strategic Plan deal with the development of known or potential archaeological sites. It is not clear to me that Urban Environment Proposal 8 adds anything useful to these policies. The final sentence of Urban Environment Proposal 8, which states that there is no presumption against the development of archaeological sites, appears potentially to contradict Environment Policy 40 of the Strategic Plan, which indicates that development which would damage, disturb or detract from an archaeological site or its setting will not be permitted. I recommend that Urban Environment Proposal 8 be deleted from the draft Area Plan.
53 Urban Environment Proposal 9 refers to the protection of station buildings, gate-keeper's huts and other line-side structures. However, it seems to me that if they are worthy of preservation, these buildings should be registered. While I do not doubt their cultural importance, in the absence of their registration, it is not clear to me how the planning authority could prevent their demolition or removal. I recommend that Urban Environment Proposal 9 be deleted from the draft Area Plan.
54 The Area Plan recognises that that there is already traffic congestion at the Quarterbridge junction; at the junction between Mountain Road and Governor's Road; and at the junction between Glencrutchery Road and Victoria Road. The evidence is that if all the development sites identified in the draft Area Plan were to be built-out, and no improvements were made to the road system, there would be a sig
1
Citations
100.0%
Approval Rate
2005
Peak Year
Peel
Top Parish
