7.7

rather than in the Area Plan.

32 Dr Kilmurry argued that there were no specific landscape proposals in the Area Plan for Crosby, Glen Vine and Union Mills. However, it seems to me that section 4.7.7 of the Area Plan provides for the conservation and enhancement of the character, quality and distinctiveness of this well-treed valley. Key views there include open vistas toward the Northern Uplands and the upper slopes of Foxdale, as well as glimpses of the urban fringe of Douglas.

Howstrake Holiday Camp

33 Allprop Ltd objected to Landscape Proposal 9 and Landscape Character Area E4, on the grounds that no account had been taken of the presence of derelict and vandalised structures associated with the former Howstrake Holiday Camp. They argued that these structures detracted from the landscape of this coastal area, and that their removal and replacement with a small residential development would improve the local scene.

34 I note that the Howstrake Holiday Camp has been disused since 1973. The derelict buildings on the site are visible from the Raad Ny Follan; and, more distantly, from Groudle Glen and the Sea Lion Rocks Tea Room. However, the future of this site was given detailed consideration in the Onchan Local Plan 2000, paragraph 4.13 of which concluded as follows:

… the most appropriate option for the Howstrake Holiday Camp site is to designate the land as Open Space. Whilst this does not achieve an instant improvement of the site in visual terms … it does not change what many have become accustomed to see. The Department considers that whilst there may be benefit from tidying up the site and reclaiming part of it, the cost of this is the permanent visual impact of new dwellings on the site where there have been none previously. Few if any headlands in Onchan remain free of development, and bearing in mind its exposed and rural location, the Department considers that this too should remain free from new development.

35 I see no reason to come to any different conclusion, and recommend continued adherence to this established policy. Since 2000, the structures on the site have probably fallen further into dereliction. Eventually they will be reclaimed by nature. There are many derelict building in the Isle of Man. In my view, few of them would warrant any particular reference in the relevant Landscape Character Appraisal. I see no good reason why an exception should be made for the former Howstrake Holiday Camp.

CHAPTER 5 - THE NATURAL ENVIRONMENT

Objectives

36 Mr A Martin considered that the draft Area Plan failed to quantify potential losses to the natural environment, and weigh these against the need for development. However, it seems to me that, generally, a balanced approach has been adopted. The development plan properly seeks to conserve environmental assets, for instance by protecting the countryside and its ecology. The intention is to contain development within existing built-up areas as far as is possible. However, some limited development on 'greenfield' sites will be necessary, in order to provide for expected growth in population and the economy. The extent of this is a matter for consideration.

37 Manx National Heritage argued that Section 5.3 of the draft Area Plan should include reference to the objective of protecting the cultural environment in rural areas. I agree. I recommend that the words 'and cultural' be inserted after the word 'natural' in Section 5.3 i of the draft Area Plan.

Outcomes

38 Manx National Heritage also sought a reference to the protection of the cultural environment in Section 5.4 of the draft Area Plan. I recommend that the words 'cultural assets,' be inserted after the word 'vulnerable' in Section 5.4 iv of the draft Area Plan.

Green Gaps

39 Spatial Policy 7 of the Strategic Plan indicates that Area Plans must assess the need for Green Gaps between settlements, to avoid their coalescence. Section 5.15 of the draft Area Plan provides for the establishment of such gaps between Douglas and Onchan; between Laxey and Baldrine; and between Glen Vine and Crosby. Natural Environment Proposals 1 to 3 would impose restrictions on development within the specified gaps, which are shown diagrammatically on the relevant Proposals Maps. However, in my view, these gaps should be shown with precise boundaries, so as to avoid doubt about whether any particular piece of land is within a Green Gap, and therefore subject to the relevant policy restrictions. It is a function of the Area Plan to relate the broad policies set out in the Strategic Plan to precise areas of land. Ideally the boundaries of the Green Gaps should follow features that are identifiable on the ground. However, the local knowledge of Cabinet Office staff is superior to mine, and I leave it to them to identify the appropriate boundaries.

40 Mr D Quirk and J and M Bucknall were concerned that particular areas of undeveloped land between Douglas and Onchan should remain open, including Site OH012 (Blackberry Lane) and the 'land to the west above the