ENV8

Policy: ENV8 - Environment Policy 8

Environment Policy 8: Agricultural buildings will not be permitted on sites where their existence and associated discharges would result in a breach of the "Code of Good Agricultural Practice for the Protection of Water." (1)

7.9.2 In some cases agricultural buildings are proposed for the storage of feed or animals or other legitimate agricultural purposes. Where those buildings or developments are proposed close to existing watercourses, such developments should be carefully scrutinised and advice sought from DAFF where appropriate and clarification provided of the proposed, possible and likely nature of the use of the proposed building as this can affect the impact of the development on the water course.

(1) The Code of Good Agricultural Practice for the Protection of Water was issued by DAFF, DLGE and the Isle of Man Water Authority (2000)

7.10 The Coastal Environment

7.10.1 The coastal environment of the Island is rich and varied, being shaped by powerful natural processes but is, by its very nature, fragile and sensitive to change. The Island has approximately 100 miles of indented coastline and this environment is a complex physical, landscape, ecological, recreational and economic resource. From the exposed sandy cliffs in the north west and the steep rugged rocky faces along the north east coast, to the various coastal towns and villages, the coastal environment is subject to a huge range of uses and pressures including ports, industry, tourism, leisure, fishing, power generation and pollution. Additional concerns about rising sea levels and coastal erosion are focusing increased attention on the special value of the Isle of Man's coastline and how it should be utilised and managed.

7.10.2 Excluding the urban areas along the coast, the rest of this rich environment is designated as having High Landscape or Coastal Value and Scenic Significance and some areas are designated as Areas of Special Scientific Interest. This highlights that many agencies have responsibility for and an interest in both the development and management of the coastline, and it is important for all such agencies to work in partnership to achieve a sustainable approach to the enhancement, conservation and development of the Island's coast. Protection of the Island's coastline from erosion is currently the responsibility of the Department of Transport. The most recent report produced by the Department of Transport relating to the Island's coast is the "Report into Coastal Erosion on the Northern Coasts of the Isle of Man" (October 2000).

7.11 Coastal Planning and Development

7.11.1 It will be the role of Area Plans to reconcile development requirements with the need to protect, conserve and, where appropriate, improve the landscape, environmental quality, ecology, cultural heritage, wildlife habitats and recreational opportunities of the coast. Whilst there is not at the moment a defined 'coastal zone', this may come forward via the revision of the Landscape Assessment. Whilst this new designation may result in specific policies for the management and protection of the coastline, the following points will be taken into account in the preparation of Area Plans and the consideration of planning applications, including proposals for marine installations where these are subject to planning control. It is generally understood that planning legislation extends as far as the mean high water mark and the Department of Transport Harbours Division controls the inter-tidal margins.

• Policies should aim to protect and enhance the character and landscape of the undeveloped coastline.
• Coastal locations should only be proposed for development which needs to be on the coast.
• The undeveloped coast will rarely be the most appropriate location for development.
• Where new development requires a coastal location, the developed coast will normally provide the best option, provided that due regard is paid to the risks of erosion, flooding or land instability.
• New coastal development should not generally be permitted in areas which would need expensive engineering work, either to protect developments on land subject to erosion by the sea or to defend land which may be inundated by the sea. There is also the need to consider the possibility of such works causing a transfer of risks to other areas.
• All potential environmental effects of new coastal defence work, both on and off-shore must be taken into account.

7.11.2 In the undeveloped parts of the coast it is essential that the open character of the coastline be protected. Only in exceptional circumstances and where it has been demonstrated that a coastal location is essential will development be acceptable, provided that landscape, nature conservation and natural coastal processes and factors are considered. The following policies are considered appropriate to ensure the protection of the Island's coastline from inappropriate development.