E4

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 old boys' football'. These are shown as open space in the draft Area Plan, and could clearly be included within the Green Gap.

41 I recommend that the precise boundaries be defined for the proposed Green Gaps shown on the draft Area Plan Proposals Maps.

42 A large number of objectors argued that Green Gaps should be established between the settlements of Douglas, Union Mills and Stran