5.3

Policy 5.3 - Proposal 4

Area	Site ID	Site Size (ha)	Net Employment Development (ha)	Contribution to land supply (ha) identified in Draft Plan
Field 525151 & 525150 to the West of the Nunnery	DE004g	5.31	4.25 (possibly less to meet the Development Brief requirements)	0
TOTAL	4.25	0

Waste

Additional facilities may be required for the collection, sorting, processing, recycling and disposal of waste. There is a dedicated waste site adjacent to the Energy from Waste facility which is an existing site for a specialist use outside the existing settlement boundary. The expansion of this area is proposed by the allocation of 6.9ha of additional land for specialist waste management purposes at Middle Farm, Braddan (Site BE010g).

Employment Proposal 5:

Part of Site BE010 g at Middle Farm, Braddan, measuring some 6.9ha, and lying immediately to the east of the existing waste management complex at Richmond Hill, is allocated for special industrial use, particularly the management processing, recycling and storage of waste.

Development Brief

1. No planning approval will be granted for the development of any part of this site until a Masterplan for the whole of the 6.9ha site has been submitted to and approved by the planning authority. The Masterplan must show all proposed spatial elements, including areas intended for buildings; open work areas; structural landscaping areas; and circulation and parking arrangements. The Masterplan must show how these elements will be phased.
2. There must be no net qualitative loss of biodiversity as a result of the development of this site.
3. An Environmental Impact Assessment will be needed for any development proposed on this site.
4. A Travel Plan must be submitted as part of any planning application which sets out a strategy for the delivery of sustainable transport objectives, and demonstrates how these are to be achieved and updated over time.
5. Consideration should be given to the provision of cycle parking and changing facilities as part of any development proposal.

Employment Proposal 6

Within the Waste Infrastructure Consultation Zone at Richmond Hill, there will be a presumption against development for purposes in which vulnerable members of the public would be present, including housing, and educational and medical establishments.

Existing Developments outside of existing settlement boundaries

There are a number of existing Manufacturing, Warehousing and Distribution and Office developments which are outside Existing Settlement Boundaries but which are now reflected on the Proposals Map and Inset Maps as Industrial Land (for example Snugborough Industrial Estate).

Employment Proposal 7:

Proposals for the development/redevelopment of existing Manufacturing, Warehousing and Distribution and Office uses which are outside Existing Settlement Boundaries but shown as an industrial purple colour-wash on the Proposals Map, will be assessed in line with Employment Proposal 1 where it can be demonstrated that the proposal would not result in an incursion into the countryside.

Employment 'Recommendations'

The development and occupation of Industrial Land is dependent on a number of factors beyond the allocation/release of land through the planning system. Key issues include how sites are managed (including how potential bad neighbour uses are located and run) and the potential for wider incentives to encourage investment. It is also important to consider how local businesses are catered for.

Employment Recommendation 1:

A cross-government study could be carried out to identify opportunities to improve the management of existing Industrial Estates to minimise vacancy rates and to also identify opportunities to facilitate investment in new sites (including through the development of a Technology Park(s)).

Employment Recommendation 2:

In the implementation of Employment Recommendation 1, consideration should be given to the identification of areas where:

1. uses should be restricted to light industrial uses; or
2. areas where 'bad neighbour' uses might be appropriate

and consider the merits of safeguarded such areas for these uses.

Employment Recommendation 3:

Further work is required to identify local demand for smaller scale industrial units for local businesses (for example family run) and how that demand can be catered for through the land supply set out in this Chapter.

Town Centre Offices contribute to the supply of land for employment uses, although they are not specifically addressed in this Chapter (see Chapter 9 on Town Centres).

Employment Recommendation 4:

Cross-Government working should be carried out to identify opportunities to reduce the level of vacant office space in Douglas Town Centre.

Town Centres

Introduction

Town centres everywhere have evolved in recent years. With much retail spend now conducted online, many centres have expanded their offer to include complementary uses to retail such as leisure and sp