B2

ng need.

430 I recommend that no action be taken in response to this objection.

Site BH013 - Land at West Baldwin

431 This site is an undeveloped area of about 2ha, on the east side of the B22 road in the West Baldwin valley. The site is remote from any of the settlements referred to in Spatial Policies 1 to 4 of the Strategic Plan, and currently forms part of the countryside.

432 The objector considered this land to be suitable for the erection of a single dwelling, which would increase the choice of housing in this area. My attention was drawn to Section 8.8 of the Strategic Plan, which concerns the possibility of adding to existing groups of houses in the countryside. I deal with that matter in paragraphs 237 to 240 above.

433 Strategic Policy 2 of the Strategic Plan states that new development will be located primarily within existing towns or villages, or, where appropriate, in sustainable extensions to those settlements. Development in the countryside will be permitted only in defined exceptional circumstances, none of which apply in the present case. In my view, the proposed allocation of Site BH013 would be contrary to this Strategic Plan policy, as it would not be in an existing settlement, or in a sustainable extension to such a settlement. Accordingly, I recommend that no action be taken in response to his objection.

Site BH014 - Hampton Court, Quine's Hill

434 Site BH014 consists of about 1.4ha of open land on the north side of the A25 at Quine's Hill. It is bounded to the east by an isolated cluster of dwellings, and is otherwise in a largely rural area. The objector sought the allocation of this site for the erection of four dwellings.

435 The site is remote from any of the settlements referred to in Spatial Policies 1 to 4 of the Strategic Plan, and currently forms part of the countryside. The objector has drawn attention to Section 8.8 of the Strategic Plan, which concerns the possibility of adding to existing groups of houses in the countryside. I deal with that matter in paragraphs 237 to 240 above.

436 Strategic Policy 2 of the Strategic Plan states that new development will be located primarily within existing towns or villages, or, where appropriate in sustainable extensions to those settlements. Development in the countryside will be permitted only in defined exceptional circumstances, none of which apply in the present case. In my view, the proposed allocation of Site BH014 would be contrary to this Strategic Plan policy, as it would not be in an existing settlement, or in a sustainable extension to such a settlement. Development here would give this area a more urban character. Prospective residents would have to travel some distance for a range of everyday activities, and would probably be heavily reliant on car transport, contrary to Strategic Policy 10 of the Strategic Plan. Accordingly, I recommend that no action be taken in response to this objection.

Site BH015 - Woodstock and Fairway; and Site BH019 - Hilltop Nurseries, Vicarage Road, Braddan

437 These are adjacent sites, with a combined area of about 1.1ha on the north side of Vicarage Road, Braddan. Site BH015 is a backland site, which contains some existing residential buildings. It is bounded to the south by a detached house, 'Copper Beeches', which fronts onto Vicarage Road. A tree lined vehicular access to the objection site runs along the eastern edge of this property. To the west Site BH015 is bounded by open land. To the north, there are some farm buildings. To the east, Site BH015 abuts Site BH019.

438 Site BH019 is also previously developed land, having formerly been a horticultural nursery, and subsequently used for hydroponic cultivation. It has a frontage to Vicarage Road, with access from the roundabout junction between that road and Stevenson Way.

439 In my view, these two contiguous sites should be considered together. They are outside the Existing Settlement Boundary of Douglas, which runs along Vicarage Road, but in this respect are in a similar position to Site BM006, a little to the east, which is proposed for residential development in the draft Area Plan. They are within walking or cycling distance of the existing and proposed employment areas in Cooil Road; and they are within easy reach of primary school facilities. They are within the Active Travel Plan Investment Area. I understand that development on these sites could be connected to mains services. I consider that they have good sustainability credentials.

440 Importantly the two sites are outside the TT circuit; and Vicarage Road appears to be less susceptible to peak hour congestion than some other routes in Douglas (such as Braddan Road, Ballafletcher Road, Johnny Watterson's Lane and Hillberry Road). Furthermore, residential development on Sites BH015 anBH019 would be accessible to central Douglas via routes that would avoid use of the congested Quarterbridge junction.

441 On balance, I consider that these sites should be treated as a strategic reserve for residential de