UEP1

Urban Environment Proposal 1 (Draft Area Plan for the East)

Source: Area Plan for the East 2020

Urban Environment Proposal 1

The creation of residential units on the upper stories of buildings particularly in Douglas town centre or the subdivision of buildings (particularly in the case of older and underused buildings) for residential use will generally be supported provided proposals do not conflict with other strategic policies or proposals in this Plan.

Principles of good design

In the Strategic Plan, Strategic Policy 5 states that 'New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island'.

A positive contribution means making places which are attractive and safe areas to live, work and invest in. In order to achieve this, it is essential that detailed design proposals be based around an understanding of constraints and opportunities of the site and that the proposal responds positively to local context, in terms of its scale, form, layout, materials, colouring, fenestration and architectural detailing.

This, in turn, depends on good understanding of the local character of the individual settlements in the East. Local character is defined by the natural and physical features of an area, including its topography, the pattern of streets and public spaces, the street scene, the density of development, the scale and form of buildings and the materials used in construction.

Housing developments have been criticised in recent decades for their uniform and standardised appearance. In order to avoid creating homogeneous and sterile neighbourhoods, developers will be encouraged to incorporate a mix of property types of a varying scale, utilising a range of complementary materials wherever possible. Similarly, the layout of development should encourage integration with surrounding areas and not be inward facing.

Regarding extensions, it is recognised that the use of alternative materials and detailing in extensions and alterations can, in some case, enhance the character of an existing building and/or the surrounding area.

The layout, orientation and design of buildings can reduce the need for energy consumption by maximising the potential to secure the benefits energy provides e.g. heating, lighting and cooling, through alternative means. Where layout, orientation and design is not constrained or dictated by other factors i.e. by the character of the surrounding area or the juxtaposition of adjacent buildings, applicants for planning approval will be encouraged to demonstrate how the design of the development has reduced the need for energy consumption.

Public Realm

'Public realm' refers to the publicly accessible areas between buildings; the streets, paths, squares and parks that people use and move through on a day-to-day basis. Ensuring a high-quality, safe and accessible public realm is an essential part of creating environments that people want to live, work and invest in. Due to Douglas' importance as an event centre for the Island, it is essential that public and private open spaces retain their accessibility and amenity when the user population hikes, such as during TT fortnight.

New and redeveloped elements of public realm must be designed to reinforce or complement the distinctive character of the local area and to ensure that they are attractive, safe, accessible and well connected to their surroundings. The provision of walking and cycling routes through these sites to encourage their use is essential. Douglas already benefits from a wide promenade providing ample space to be used by walkers, joggers, cyclists and families with prams. Promoting this level of walkability into areas of the town centre which are currently less accessible will become a priority.

The design of the public realm can help to promote safe communities by limiting the opportunities for crime and anti-social behaviour to take place. This is supported by Community Policy 7 in the Strategic Plan. The Isle of Man is celebrated for its low crime rate and sense of safety; sensitive development can help to ensure that this continues even as we plan for a growing population in the East. To this end, where appropriate, new development proposals will be required to demonstrate the appropriate application of 'crime prevention through environmental design' and 'secured by design' principles, which include the following aspects of development as a means of creating safe environments: