5.4

Policy 5.4

Policy 5.4 - A policy of refurbishment and amalgamation of existing properties in the Conservation Area will apply on must be accompanied by suitable supporting environmental information.

Land adjacent to Ellenbrook, Douglas

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 additional housing, if required in future, subject to there being an adequate supply of primary school places; subject to the introduction of measures to mitigate peak hour traffic congestion; and subject to the resolution of local drainage problems."

Development Brief

1. The Site Assessment Framework Report identified potential for landscape and environment impact which would require mitigation. Given this Report and the scale of potential development on this site, an Environmental Impact Assessment will be required as part of any detailed application.
2. Given the sloping topography of the site, any proposals must demonstrate that this has been taken into account and any detailed applications must include section drawings across the site.
3. Landscaping plans must accompany any detailed planning application. These will form an important part of the approach to softening the visual impact of any development as seen from the Creg Ny Baa and Ballacottier Road. Plans must demonstrate clearly how siting and layout has taken into account the existing development to the south of the site so as not to have an unacceptable impact on residential amenity. Landscaping and sensitive siting will be particularly important along this boundary.
4. Access into and through the site to the must be fully explored ahead of any planning application. This includes pedestrian/cycling/bus links and advice should be taken from the Highways Division of DOI on these matters.

Surface Water

1. The developer's proposals for disposal of surface water from any development on this site would be reviewed in detail to ensure it complies with Manx Utilities requirements. Surface water will be required to be attenuated onsite with discharge flows restricted to not more than greenfield runoff before discharging into a suitable watercourse.
2. It is known that the existing properties on the adjacent Ballachrink residential development currently drain to soakaways. Manx Utilities does not consider that the use of soakaways on any new development (OH011) to be suitable and as such all flows must be attenuated and discharged to a watercourse as stated above.
3. The use of Sustainable Urban Drainage Systems (SuDS) is a work stream that is being considered by the Government's Environmental Climate Change group. The outcome of this study may require the use of SUDS to be applied on all development sites.

Foul Sewage

1. Context - Unless specifically designed, it is uncommon for the existing foul and surface water sewers around the periphery of drainage catchments to have been sized to receive flows from additional developments. Historically, developments have been connected to existing foul sewerage system without fully considering / understanding the impact on the downstream system network; this has occasionally resulted in surcharging of sections of the combined s

Land at Camlork (Field 521518)

Site Number	BH031s (Field 521518 only)
Site Name/Description	Camlork, Braddan
Site Size	5.73 ha
See Maps	3, 4 and 8
Land Allocation	Strategic Reserve - Predominantly Residential

Inquiry Report comment (paragraph 283 and 288)

283 "In my view, a smaller residential development on the westernmost of the four fields at Camlork, would be reasonably well contained between the built-up area of Union Mills to the south and the existing ribbon of development along Trollaby Lane to the west, and would have a limited visual impact."

288 "… I consider that the westernmost of the four fields at Camlork should be shown as a Strategic Reserve Site with a capacity for about 50 dwellings. This would allow for a