Coming Into Operation I't November 2005

Statutory Document No. 691/05

THE TOWN & COUNTRY PLANNING ACT 1999

TIIE LA)GY AND LONAN AREA PLA¡I ORDER 2OO5

Approved by Tynwøld 20'h October 2005 Coming into operation I't November 2005

In exercise of the powers conferred on the Department of Local Government and the Environment by section 2(5)(a) of, and paragraph 6(1) of Schedule 1 and paragraph 1 of Schedule 8 to, ihe Town and Country Planning Act I999r, and of all other enabling powers, the following Order is hereby made:-

1. Citation and commencement This Order may be cited as the Laxey and Lonan Area Plan Order 2005 and, subject to section 2(5Xb) of the Town and Country Planning Act1999, shall come into operation on the

2. Adoption of area plan The area plan for the village district of Laxey and the parish district of Lonan, comprised in the following documents annexed to this Order:-

(a) The Laxey and Lonan Area Plan Order 2005 Written Statement; (b) The Laxey and Lonan Area Plan Order 2005 Map No' 1; and G) The Laxey and Lonan Area Plan Order 2005 Map No' 2 is hereby adopted by the Deparknent of Local Govenrment and the Environment, and shall come into force on the 1't November 2005'

3. Repeal of existing plan The following provisions, so fai as they relate to the village district of Laxey and the parish district of Lonan, (which have effect as an area plan for those districts) are repealed -

(a) articles 7,8,I0 and 11 of the Isle of Man Planning Scheme (Development Plan) Order 19822;

(b) articles 2 and 3 of the Order, so far as they relate to those articles;

(d) the Plan as defined in the said article 3.

| 1999 c.9 2 cc tqo/gz 3 cc t9g/99 Price: 40p Code: A

TOWN AND COUNTRY PLANNING ACT 1999

THE LAXEY AND LONAN AREA PLAN ORDER 2OO5 Written Statement

to be read with the accompanying Plans all of which were adopted by the Department of Local Government and the Environment on 31* August, 2005

Depaftment of Local Government and the Environment Rheynn Reiltys Ynnydagh as y Chymmyltaght

Office of Planning Murray House 5 Mount Havelock DOUGLAS Isle of Man September 2005 THE LAXEY AND LONAN PLAN

Preface

This area plan process commenced with the circulation to the public of an Issues and Options document in April, 1998. This related solely to Laxey and identified a series of areas of discussion and therein identified a number of issues and corresponding options for various policy responses. The Issues and Options document also identified the existing policies included in the Laxey Local Plan which was adopted by Tynwald in 1989.

A number of responses were received to the Issues and Options document including views from local residents and comments from the Laxey Village Commissioners, Manx National Heritage, the Manx Nature Conseruation Trust, the Advisory Council on Planning and the Environment, the Society for the Preseruation of the Manx Countryside and Environment and various Government Departments. The subsequent consultation gave rise to around 130 views from more local people and residents'associations.

Views received focused on a relatively small number of issues: the Iocation and principle of new residential development was of concern to a number of groups including the Depaftment of Education, the Iocal road and sewerage network and its ability to cope with new development, the creation of a better environment for pedestrians, the appropriateness of extension or modification of the existing Conseruation Area, better promotion of the village for tourism, the implications of more industrial operations within the village were all topics of comment together with identification of areas of interest to nature conservation. It was also suggested that the area of study should be increased to include not just the village of Laxey but some of the surrounding hinterland as well which ventures into the parish of Lonan. It was accepted initially that the study area should be expanded to include that paft of the Parish of Lonan which adjoins Laxey on its southern side and the hamlet of Agneash, the latter of which was suggested for study in the Eastern Sector Plan, Planning Circular 919L. However, after fufther thought and consultation with Lonan Parish Commissioners it was resolved that the study should consider Laxey and all of the parish of Lonan in order to fully examine all of the planning issues which affect the area, may of which interconnect Laxey and Lonan - matters such as Education, sewerage and seruices affect both and should as such be considered simultaneously. Fufther consultation was undeftaken with the residents of Lonan in November, 1998.

What was obvious from the local views received was the concern of local people that the village and the area as a whole is thought of very highly as an attrãctive place in which to live and to visit and that there is a lot of concern that it should not lose its character and identity by the encouragement of or provision made for inappropriate development within the area.

Following the completion of this round of consultation, the Depaftment introduced the new Town and Country Planning Act in 1999 which made fresh provisions for the making of Iocal or area plans as they are now known. As such, the DepaÉment was required to re-commence the consultation document and a new Issues and Options document was formulated, incorporating the additional matters which had arisen during the previous round of consultation and made

I ava¡lable to the public in April, 2000, Views received were similar to those which had been received the previous year with concern expressed about new development and the effect which this may have on the character of the area. Concern was also expressed about the present arrangements for the disposal of sewage, the supply of water to the area and lack of accommodation in Laxey School.

The DepaËment then formulated the first draft of the area plan' including policies, proposals and recommendations. This was issued to the public in ôctober 2000 with views to be received by 8tn December, 2000. Approximately 64 local residents submitted responses with views also being received from various Government Depaftments, Laxey Village and Lonan Parish Commissioners, residents' associations of Croit-e-Quill, Baldrine and Ballaragh' Manx Nationat Heritage, the Laxey and Lonan Heritage Trust and the Manx Wildlife Trust. These views were concerned with similar topics as those covered by the comments submitted in response to the Issues and Options with paÉicular concern expressed about the ability of the existing infrastructure to accommodate additional development and the need to clearly and accurately establish the Ievels of need for the area for the future in Iand use terms. Concern was also expressed about the need to preserve the high quality of landscape in the area,

Following the receipt of these views, the DepaÉment issued a Modifications Document which outlined the views which had been received and suggested a number of modifications thereto following the responses received. 41 responses wère received in this respect. The Depaftment then issued a document in May 2OO2 which incorporated the proposed modifications and set them in the context of the previous Written Statement. The draft plan was then the subject of a public ihquiry held in the Laxey Glen Pavilion on 21d and 22"d May,2O02. The Inspector appointed to hear the inquiry reported to the Department in June 2OOz and this repoft was circulated to the public. The DepaÉment considered the recommendations of the Inspector and has incorporated his suggestions where appropriate into the written statement and the Plans for consideration by Tynwald, The Written Statement has also been updated in respect of relevant planning applications which have been submitted in respect of ceftain sites.

It is hoped that the following policies, proposals and recommendations combine to result in a positive document which will protect and provide for the future of the area for the foreseeable future. It is intended that the Laxey and Lonan plan which is adopted by Tynwald will have an effective life of between five and ten years towards the end of which ¡t will be appropriate to review the adopted poticies in accordance with the changing demands and aspirations of the local people and the Island as a whole.

This area plan is formulated under the provisions of the 1999 Town and Country Ptanning Act which requires that the Depaftment should prepare and from time to time revise a plan to be known as the Island Development PIan which shall consist of a strategic plan,..and one or more area plans. The area plan in turn shall consist of three things: a written statement formulating such proposals for the development or other use of Iand in the area to which the plan relates or for any description of the development or other use of such land' a maP showing those proposals of a geographical basis and a reasoned justification of those proposals. The proposals for the development or other use of land in the area to which the plan relates take the form of Iand use designations on the maps and

2 the policies, proposals and recommendations contained within the Written Statement. The Act states that it is the Strategic Plan which contains the oolicies to which the area plan(s) should refer: over-arching policies which will apply throughout the Island to guide development therein. However, as the Strategic Plan has yet to be adopted by Tynwald there are some matters which are referred to as policies within the area plan. Once the Strategic Plan is adopted, however, these policies will be incorporated into this all Island policy document and used in this context.

J 4 THE LAXEY AND LONAN PLAN

Contents

Preface

1. Introduction 7

2. Retail, Commerce and Offices 10

3. Tourism, Recreation and Transport L4

4, Residential 2L

5. Industry 46

6, Traffic and Pedestrians 48

7. Archaeology, Conseruation Areas and Registered Buildings 51

8. Harbour and Rivers 55

9. Car Parking 57

10. Education 59

11. Open Space and Nature Conservation 62

12. Services 67 Appendix One - Glossary 7L Isle of Man Development Plan - Laxey and Lonan Area Plan - PIan No. 1 Isle of Man Development Plan - Laxey and Lonan Area Plan - PIan No. 2

nt Cover: All Sai l-onan A, Kellett R.I.B.A. 1

5 6 1 INTRODUCTION

1.1 The first land use planning document which applied to Laxey and Lonan was the Isle of Man Planning Scheme (Development Plan) Order which was adopted by Tynwald in 1982. This covered not only Laxey and Lonan but the Island as a whole. In 1989 a local plan was produced for Laxey in its own right, This was adopted by Tynwald on 19th April, 1989 and has continued to be applied as the policy document for Laxey since that date. In 1991 the Depaftment produced a series of Sector Plans, the Eastern Sector of which applied to Onchan, Laxey and Lonan, Whilst not adopted by Tynwald the Sector Plans were adopted by the Depaftment of Local Government and the Environment and whilst time expired, the policies contained in the Sector Plans have continued to be applied to development in the area although its age has been taken into account when being applied.

7.2 The Department of Local Government and the Environment resolved in October, 1996 to undertake a review of the Laxey Local Plan. This initial resolution resulted in an Issues and Options document which was circulated to the public and Government Departments in April 1998. 29 responses were received, covering a wide range of issues. The Department has considered these views and has translated these, together with its own thoughts and views into a series of policies, proposals and recommendations which will be applied to Laxey.

1.3 One of the issues discussed was the extent of the study area: the 1989 Laxey Local Plan covered all of the area which was included within the village boundary. It was suggested following the circulation of the Issues and Options document that the boundary of the study area should be expanded to include the parish of Lonan. A further period of consultation then ensued with Laxey and Lonan residents and fufther views were received on the future of both Laxey and Lonan. t.4 The Depaftment introduced the Town and Country Planning Act which was adopted by Tynwald in 1999. This legislation made fresh provision for the formulation of local plans or area plans as they are now known and as such the Department re- commenced the consultation process by producing a new Issues and Options document in April 2000. This was largely the same as the first document but included some of the sites which had been suggested in the previous round of consultation.

1.5 Around 130 responses were received in response to this Issues and Options document from the public, Government Departments, seruice authorities and interest groups. The Department considered these views together with its own views on the needs of the area and the Island as a whole and formulated the first draft after having visited the area and having viewed the sites from various public viewpoints.

1.6 The Depaftment considered the views submitted in response to the first draft - of which there were around 64 local responses in addition to views received from Government Depaftments and interest groups. The Department prepared a series of documents which outlined and set into context the modifications proposed in response to the views received and this was the subject of a public inquiry in the Laxey Glen Pavilion on 21* and 22nd May, 2002. The Inspector reported to the Department with his recommendations in June, 2002 and this repoft was made available to the public thereafter. The Depaftment has now considered the Inspector's recommendations and has incorporated these amendments which it has adopted subject to the approval of Tynwald.

7 t.7 As such, the new Laxey and Lonan Area Plan will replace those parts of the 1982 Development Plan (Map), the 1989 Laxey Local Plan and the Eastern Sector Plan (Planning Circular 9i91) as each applied to the study area.

Objectives of an Area Plan

1.8 Area plans are generally intended to apply national and local planning policies and strive to ensure the correct balance between stimulating and encouraging development where appropríate and identiñ7ing those areas which should be protected from development in the interests of preserving the rural and natural environment.

1.9 The 1982 Development Plan Order provided oppoftunities for development in Laxey and Lonan and at the same time designated significant areas as of High Landscape Value and Scenic Significance together with areas of white land in which there is a general presumption against development. The 1982 Plan also identified areas of reseryoir catchment and areas which were considered unsuitable for development due to a danger of pollution of the exísting or future supply of water.

1.10 The Laxey Local Plan which was adopted by Tynwald in 1989 examined only the village of Laxey. This document contained many policies and proposals for this area with regard to issues such as retail, tourism, offices, residential development, industry, open space and traffic. The 1991 Sector Plan (A) (Planning Circular 9l9L) prescribed policies, proposals and recommendations for the eastern paft of the Island, including Lonan.

1.11 The Laxey and Lonan Area Plan has re-examined the policies and provisions of both of these documents in the light of the circumstances and views which have ' emerged since then. The following are considered the principal objectives of the area plan:

a to examine the needs of the existing communities within the area plan area and, where appropriate, the needs of the Island as a whole and to provide opportunities to meet those needs through appropriate land use designations

a to identify those areas which may be suitable for fufther development and to indicate how such development may occur

a to identiff particular areas within the area plan area which require protection from development and including those areas of impoftance for conseryation of the landscape, its wildlife and natural resources and its built and archaeological heritage,

to enable the fulfilment of the above principal objectives through the establishment and implementation of an effective series of s and recommendations. Policies, proposals and recommendations

L.tZ In previous plans, the terms policies, proposals and recommendations were used as defined in the 1991 Sector plans. However, as this area plan is formulated under the provisions of the 1999 Town and Country Planning Act, the plan should properly contain only proposals which are on a site-specific basis and which are guided on a more general basis by the Strategic Plan. However, as the Strategic Plan has yet to be adopted, there are matters within this plan which can only be referred to as policies, in the absence of any prevailing adopted policies elsewhere. When the Strategic Plan is adopted, these policies will be absorbed therein and will be applied accordingly but until then, such matters will be referred to as policies.

1.13 Proposals are statements of intent or purpose by the Depaftment of Local Government and the Environment,

L.L4 Recommendations are statements where the Department of Local Government and the Environment has no direct control over implementation and where another body has been asked to take action in support of the land use aspects in the plan.

9 2 RETATL/ COMMERCE AND OFFTCES

2.1 The 1989 Laxey Local Plan identified the core retail area within the village as centred on both sides of New Road in upper Laxey. In addition, some flexibility within this zone was introduced permitting the upper floors of existing retail premises to be used for office or commercial purposes or for living accommodation. Shop facilities within the village were seen as seruing both existing Laxey residents, passing trafle and tourists. The local shop in Baldrine (Garwick Stores) is also seen as an essential and welcome local facility which should be suppotted where possible although the lack of significant, convenient and safe on site parking is recognised. The general store located at Fairy Cottage closed down recently and has been the subject of applications for change of use to residential accommodation where no objections were received to the change of use itself. No new areas of retail or office use were introduced in the Sector Plan: rather the need to strengthen and suppoft the development of Onchan, Douglas, Laxey and Braddan by concentrating new significant retail and office developments in these areas was included (policies ElRlPt and E/O/Pl). Exception was to be made for neighbourhood shopping facilities of an appropriate size, scale and location and offìce developments where these would provide local employment or seruicing of an existing village and be carrÍed on with minimal numbers of callers.

Shops

2.2 The Issues and Options document described a decrease within Laxey of the number of retail outlets and identified a number of options for commercial development within the village. Views received generally remarked that the general trend within the village was for retail outlets to close as a result of a generally declining passing trade as most people travel to the larger outlets to undeftake their shopping. It was also observed in many cases that planning cannot promote the village's shops and provide viability - only market forces can do this and indeed the closure of the shop at Fairy Cottage illustrates this.

Offices

2.3 Views received largely supported a more flexible approach to the location of offìces as these can provide local employment and can in turn help to support local retailers. Care must be taken, however to ensure that sufficient parking exists to serve new oftice use to prevent such becoming a nuisance and an inconvenience to local residents. In addition to the above, it follows that there is general suppott for the use of the upper floors of existing retail outlets for office use and other purposes in order to increase the economic viability of the premises.

Conclusions

2.4 The Department is of the opinion that there is a place for shops within Laxey and more generally in Lonan Parish to cater for the needs of both local people, some passing trade and as a magnet and a facility for tourists. There is a lot of potential for Laxey to provide a very high standard of shopping facilities for tourists who tend to visit the village for longer periods of time and therefore are more prepared to look harder and further off the main roads for parking spaces which currently exist but are perceived by some as under-utilised perhaps because they are not immediately obvious to the passing motorist.

l0 2.5 The Department considers that the operation of retail facilities should be controlled, however such that shops may only operate where there is suffìcient car parking available and so that investment in such facilities may be directed to where it is most needed. The Department considers, however that a realistic approach must be taken with respect to shopping facilities, particularly within Laxey where no amount of land use policies can control the viability or otherwise of retail facilities. Whilst it may be considered desirable to reserue ceftain parts of the village for retail purposes only in the hope that this may make viable those properties which presently are not, rigid application of this type of policy would more likely result in unused and vacant shops, lack of maintenance or investment of any kind which is not considered desirable or appropriate in an area of such interest and importance to visitors.

2.6 As such, properties (lower and upper floors) in areas of Mixed Use will be considered suitable for use for a variety of purposes - retail, office, residential or tourist-related uses in order to maintain a variety of interest and uses and to ensure continued investment and maintenance in the fabric of the buildings: this represents the introduction of flexibility in the policies related to retailing and offices in the village centre to emphasise the need to concentrate investment in the central part of the village of Laxey where there are parking facilities and to suppott the existing commercial core. Care must also be taken to ensure that the introduction of new retail facilities does not detract from the amenities of adjacent land users, particularly where new shopping facilities are proposed next to existing residential property. This poliry has to be accompanied by a general presumption against the creation of offìce and retailing facilities outside the central area although there may be exceptions to this general rule where the Depaftment may be persuaded that there is a need for such facilities outside the central area and where the development of such facilities may be satisfactorily serviced. Although this has not been raised in views received, the Department does not generally oppose the selling of farm produce from farm holdings and indeed this can provide local interest and employment throughout the rural areas.

2.7 The Department also acknowledges that office use can provide much needed local employment and support for local facilities and which will reduce the amount of traffic moving through and out of the area - every job created in Laxey and Lonan could represent a reduction in the number of commuter journeys to other centres of employment. In the case of buildings of pafticular architectural or historical interest alternative commercial use can provide the impetus for renovation and maintenance of buildings which is not otherwise forthcoming. This is pafticularly relevant in Laxey where investment in buildings through their use as retail outlets has not been as successful as it may have been hoped despite a large amount of the village falling within the Conseruation Area.

2.8 Again however, care must be taken to ensure that the operation of offices do not adversely affect the amenities of adjacent land users and that car parking is available, particularly where on street parking is not othen¡rise available. Also, significant amounts of office use in any one particular area, pafticularly within Laxey can produce a "dead" area in the evenings and at weekends which is not conducive to a positive and interesting living environment. In this respect, the Depaftment is of the opinion that retail development and use should be controlled and restricted to defined areas and in this respect the following proposals are considered appropriate for Laxey and Lonan:

11 L/COMM/PR/1- MIXED USE

2.9 WTTHTN THOSE AREAS rN LAXEY DESTGNATED AS MrXED USE, THE FOLLOWING USES MAY BE PERMITTED WHERE THE DEPARTMENT CAN BE PERSUADED THAT SUCH A USE WILL NOT BE DETRIMENTAL TO ADJACENT LAND USERS AND WHERE SUCH A DEVELOPMENT MAY BE SATISFACTORILY SERVICED:

RETAILING OFFICES RESIDENTIAL TOURISM DOCTOR',S/ DENTTST'S/ H EALTH SU RG ERY.

L/COM M/ PRI 2 - RETATLTNG

2.10 WITHIN THE BOUNDARIES OF THE VILLAGE OF LAXEY RETAIL DEVELOPMENT AND USE WILL GENERALLY ONLY BE PERMITTED IN THOSE AREAS IDENTIFIED AS *MIXED USE" ON THE ACCOMPANYING PLANS: OUTSIDE THE BUILT UP PART OF THE STUDY AREA RETAIL DEVELOPMENT MAY BE PERMITTED WHERE THERE IS A NEED FOR A LOCAL SHOPPING FACILITY TO CATER FOR NEEDS NOT ALREADY BEING SATISFIED AND WHERE THERE IS SUFFICIENT OFF ROAD PARKING TO ACCOMMODATE cusroMERs" srAFF AND DELTVERY VEHTCLES. RETATL DEVELOPMENT WILL NOT BE PERMITTED OUTSIDE THE AREAS DESIGNATED FOR SUCH USE WHERE THIS WOULD UNDERMINE THE VIABILIW OF THE VILLAGE CENTRE SHOPPING FACILITIES.

The reason for the first paÊ of this policy is to try to concentrate commercial activity in particular parts of the village for the convenience of customers and also to make best use of seruice facilities such as public car rks and to minimise the need for such facilities within the area.

L/COMM/PR/3 - OFFTCE USE 2.LL OFFICE USE MAY BE PERMITTED IN THOSE AREAS DESIGNATED FOR *MIXED USE". OFFICE USE MAY ALSO BE PERMITTED WITHIN EXISTING BUILDINGS THROUGHOUT THE STUDY AREA OUTSIDE AREAS OF MIXED USE WHERE IT CAN BE DEMONSTRATED THAT:

1. the building in question is of architectural interest and that the use of the building or paÉ of the building will assist in the renovation and/or maintenance thereof and

2. where adequate car parking is available (preferably on site) to accommodate staff and visitors' vehicles in addition to any other vehicles which may be generated by the use of any other paft of the building for other purposes and

l2 3. the proposed use will not be detrimental to the amenities of adjacent land users and

4. the use of the building for offices will not significantly alter the appearance or character of the building or the site in which the building is situated.

This represents a more flexible approach to the location of new offices within the study area where previously such use was only permitted in the upper floors of buildings within areas of Mixed Use. It is acknowledged that offices can play a major paft outside town centres in providing employment and where additional workers can support local facilities - shops, cafes, etc. The acceptance of the provision of new office use within the study area may also help reduce traffic flows from and through the study area to Ramsey and Douglas.

L/COMM/PRl4 - FARM SHOPS

2.L2 THE DEPARTMENT WILL NOT GENERALLY OPPOSE THE PROVISION OF SMALL.SCALE RETAIL OUTLETS WITHIN THE COUNTRYSIDE WHERE THESE ARE BASED ON EXISTING BUILDINGS OR SITUATED IN EXISTING BUILDING GROUPS ÂNT¡ WHFPF qII'I{ fIIITI FTS SFI I FÀPM ÞPÍìDIIl^F (GROWN OR PROpUCED ON THE FARM rN WHrCH THE OUTLET rS SITUATEDI. FARM OR HORSE-RELATED PRODUCTS. SUCH OUTLETS WILL ONLY BE PERMITTED WHERE:

1. THERE IS SUFFICIENT INFRASTRUCTURE TO ACCOMMODATE THE PROPOSED USE,

2. WHERE THE DETAILED DESIGN OF THE BUILDING(S) TO BE USED IS ACCEPTABLE AND

3. WHERE THE PROPOSED USE WOULD NOT BE UNNEIGHBOURLY By VIRTUE OF NOTSE, TRAFFTC OR VTSUAL TMPACT.

THE DEPARTMENT. WOULD GENERALLY FAVOUR THE USE OF EXISTING BUILDINGS RATHER THAN THE CONSTRUCTION OF NEW BUILDINGS FOR THIS PURPOSE.

NOTE: where applications are made for this type of development, the Department would expect there to be provided a description of the type of retail use proposed and a list of items likely to be sold.

This acknowledges the situation where there are some items which cannot and indeed should not be sold from high street stores and where such activity in more rural areas can suppott the ricultural horticultural uestrian indu on the Island.

l3 3 TOURTSM, RECREATTON AND TRANSPORT

Tourism

3.1 Laxey plays a major role in the Island's tourist industry as it contains one of the Island's greatest tourist attractions in the form of the Laxey Wheel and the lead mines complex which will be submitted to UNESCO for designation as a World Heritage Site. The Laxey and Lonan Heritage Trust have recently commenced a remarkable project to reinstate the track from the washing floors to the mines and have made significant progress to date. Also Laxey is a very attractive village in its own right with an old and well maintained historic core, attractive beach and river and is surrounded by beautiful rural scenery and many popular pedestrian footpaths, including part of the Raad ny Foillan coastal walk. Lonan comprises beautiful countryside and magnificent scenery within which are scattered various structures of archaeological interest together with the modest hamlets and villages which nestle comfortably in the landscape. There is also accommodation for tourisb provided throughout the rural area and the Ballachrink Holiday Cottage development at Ballaragh is a good example of a successful rural tourist project which has centred upon existing redundant buildings and built up a popular and successful business therefrom without detriment to the rural environment. Laxey also has a successful camp site, situated in Quarry Road alongside Laxey Primary School.

3.2 Laxey also contains other elements which are of use and interest to tourists: there are an increasing number of bed and breakfast outlets within the area, the campsite on Glen Road, a small number of cafes and refreshment outlets and of course the Manx Electric and Snaefell Mountain Railways which operate within the area.

3.3 The current Laxey Local Plan identifies a number of areas within the village as providing opportunities for tourist-related development or use and one of these, at the bottom of Breeze Hill, known as the Lower Cairn site has yet to be developed although there are a small number of holiday chalets on the site and planning permission has been granted for an additional chalet and warden's accommodation (PA 01i0947). The site would benefit from a landscaping scheme and some further thought in terms of new or re-development. It should be noted however that this site will be considered suitable for development only where this is a bona fide tourist use and not one which is or could be used for other purposes. The site is very prominent and important in the context of the harbour. The site may also be subject to flooding and work has in the past been carried out to stabilise the river bank at the edge of the site. The area has also been identified as of interest for nature conseruation and this must be borne in mind when any development proposals are prepared. Development here would involve the laying of a new foul sewer direct from the site to the holding tank at the head of the outfall sewer with separate surface water sewers. The chalet site on Glen Road has also been redeveloped for residential purposes (PA 00/0394 and PA 00/1208).

3.4 The current Laxey Local Plan suggested that the village be the subject of an individual study with respect to the promotion of tourism in the village. The Old Laxey Study was undertaken within the Department but, despite having been the subject of public consultation and debate, was never published.

The principal recommendations of the study were as follows:

. conversion the Manx Ices kiosk on the promenade into a catering establishment

t4 . better use of the Pipe Factory building on the harbour (it should be noted that planning permission has been sought for the refurbishment of and alterations to the building and its use for industrial purposes (PA 0412575) o encouragement for the conversion of existing residential premises into tourist accommodation . pos¡tive consideration of the redevelopment of the Lower Cairn site for tourist purposes . control of harbour-related operations such that these do not compromise the amenities of tourists whilst bearing in mind that the harbour is a working harbour for fishing and pleasure craft . encouragement of the reinstatement of the Post Office within Old Laxey and o pr€s€rvâtion of the existing open spaces particularly along the promenade.

The Old Laxey Study also contained recommendations for other parties to undertake works such as traffic calming, landscaping, preparation of a tourist guide and upgrading of the existing camp site.

3.5 The Sector Plan provided for development of tourism-related facilities within the area, by way of policies EllPz (page 13) and ElRLlPz (page 34) which provided opportunities for new tourist-related development in the countryside. The draft Strategic Plan, however suggests that as the character and quality of the Manx countryside is extremely fragile, the same rigorous policies against development in the countryside as are presently applied to residential development should also be applied to developments of a tourist nature in the countryside (paragraph 8.5.3 and Poliry 9).

Recreation

3.6 The existing local plan for Laxey makes no specific reference to recreation although there is a football field within the village, Laxey Glen, tennis courts on Glen Road (which have been the subject of an upgrading scheme - PA 04/1504), a large area between the Manx Electric Railway line and Captain's Hill and a number of pieces of land'which are used for recreational purposes, The Sector Plan makes little reference to or provision for recreational facilities in Lonan which could be said to be in need of some organised play facilities for children, although the area has abundant areas of natural open space with good footpath access thereto. Whilst Laxey Glen Gardens are freely accessible to the public the area is designated on the plan as Woodland which describes the physical characteristics of the area and including some provision for the acknowledgement of the importance of the trees which dominate the area. The Department would not object to recreational use of some or paft of the Gardens per se although such use must not adversely affect the existing trees or future planting schemes by Department of Agriculture, Fisheries and Forestry. It has been suggested that in addition to the playing field and tennis couft area on Glen Road, there should be recreational facilities available in the film studio building on the south westprn side of the Laxey River on Glen Road which, if the building was suitable for such purposes, the Department would find acceptable.

3.7 The Depaftment, in its deliberations over a potential new school in the study area (see Section 10) has identified two possible sites - fields 614729 and 614733 to the west of Baldrine Road and in the area of fields 6124t2, 672409 and 6L24L1 to the east of Lonan Church. In addition the Depaftment considers that if either of these

15 s¡tes are developed for a new school, this may involve the creation of playing fields and in this respect the opportunity for Public Open Space may arise alongside the school fields. Whilst Baldrine and the Ballacannell area are surrounded by most attractive open countryside, there are limited oppoftunities for children's play and in this respect the Depaftment would encourage the provision of such facilities throughout the study area. In addition, the Depaftment has received a suggestion that a park be created with significant areas of new tree planting in the field or fields immediately north of Ballacollister Heights: the Department would not encourage this as it would be concerned that adequate access and parking facilities are not available as the Ballacollister Road from this point north is not suitable for increased levels of traffic or any roadside parking.

Transpoft

3.8 The existing local plan for Laxey says very little about the Manx Electric or Snaefell Mountain Railways the former of which runs through Lonan and Laxey and which forms a focus within the village in the form of the railway station which also forms the junction of this and the Snaefell Mountain Railway. The Sector Plan acknowledges the Manx Electric Railway, Snaefell Mountain Railway and the Groudle Glen Railway as important tourist attractions although the value of the Manx Electric Railway as a means of transport is not highlighted. This has been emphasised in the Government's Integrated Working Party who have stressed the importance of the Island's existing historic forms of transpoft as alternatives to the motor car in commuting periods with modern rolling stock which can use the existing tracks in peak times.

Conclusions

Tourism

3.9 Whilst tourism is seen as a major element of the village in economic and land use terms, it is important that the character of the village is not eroded by a concentration of the promotion of tourism at all costs for example by the provision of car parking to accommodate visitors' vehicles or the development of holiday accommodation in the countryside where this would be detrimental to the visual amenities of the area as a whole or by the introduction or concentration of tourism- related facilities in areas of predominantly residential use where the former would be . a nuisance or inconvenience to residents. As such, the Department has concluded that there is no special reason why less demanding policies should be applied for tourism development than for other types of development in the countryside. Tourism is responsible however for a significant investment in the village not least by the Department of Tourism and Leisure who have undertaken improvements to the infrastructure within the village at the railway station. In the rural areas, the value of the unspoiled countryside as a tourist attraction must not be forgotten or undermined by inappropriate development. In the village of Laxey there are some facilities which may have been required and indeed desired for tourism in the past but are now no longer suitable for such purposes. In the case of the mines complex and associated structures, these are clearly of significant historical value and interest, aside from any benefit to tourism which they may have (see also Section 7).

3.10 The chalets in the village are situated on the other side of the harbour in an area which is generally seen as part of the brooghs or rough lower reaches of the headland. Development here would not generally be permitted as this contributes greatly in its natural form to the amenities of the harbour which is a popular place for

t6 locals and tourists to visit. As such, whilst the Depaftment may be prepared to accept some development which would support the tourist industry in this part of the village and where this re-introduces public access to the site, it would not accept that this is a site where permanent residential accommodation or other non-tourist use or development could be undeftaken.

Recreation

3.11 There are a number of recreational facilities within the study area - mostly in Laxey including some large scale public amenities such as the area on Glen Road opposite the football field, the football field itsell the green on the promenade, Laxey Glen, the footpath alongside the Laxey River, other smaller areas associated with residential estates such as the small green within Ballacannell, land within Ard Reayrt etc. It is important that existing areas of recreational space and "greens" are retained and that where new developments are proposed adequate provision is made for children's play, Where provision is made for open space and public open space within developments, the Department will not generally approve the subsequent development of these spaces. It has been suggested that the exísting area of recreation facilities in Glen Road should form the focus of additional recreation opportunities and in this respect the Department would support this general principle and also the use of both the fìlm studio building and the Department of Transport depot opposite for such purposes should the opportunity arise.

Transport

3.12 The historic forms of transport which operate throughout the study area are considered very important facilities and ones which should be protected wherever possible. The Manx Electric Railway provides a valuable form of transport for both residents and visitors and the Snaefell Mountain Railway provides a unique form of transpott to the summit of the Island's only mountain. In this respect it is important to prevent development which would adversely affect either the track or the buildings associated with the railways or the outlook of those using the railway itself. Also, the value to the Island of the historic forms of transport should not be overlooked in terms of the potential for their use for higher speed transpoftation systems which may utilise more modern rolling stock at peak times but where the traditional and historic trams and trains are maintained for historical and tourist purposes.

3.13 As with any village or settlement outwith the main urban area, the bus seruice to the Laxey area is an important one to many people. There are problems, however with facilitating the bus seryice within the village due to the narrowness of the streets within the village and the proximity of the existing buildings to the streets. Whilst it is important to try to make the bus seruice as accessible as possible, it is also important to retain the character and appearance of the older parts of the area and where improvements to the road network are proposed within the Conseruation Area, care must be taken to ensure that all changes are sympathetic to the character of the area. It should also be noted that the pattern of roadways and their narrow width and the presence of parked cars all provide traffic calming measures in themselves.

3.74 It is considered appropriate therefore that the following proposals and recommendations are applied to the Laxey and Lonan Plan study area:

t7 L/TRT/PR/1 - TNDTVTDUAL SCHEMES FOR DEVELOPMENT

3.15 THE DEPARTMENT WILL GIVE POSITTVE CONSIDERATION TO THE FOLLOWING PROPOSALS:

A) expansion of the existing facilities on the promenade to cater for consumption of food on the premises where such is in keeping in terms of its appearance with the amenities of the Conseruation Area in which the area is situated.

B) conversion of the Pipe Factory building on Harbour Road/Promenade to include residential and/or tourist accommodation, retail, office or light industrial uses in order to better use the accommodation which is available (this is already the subject of an application for refurbishment and alterations for industrial use - PA 0412575) c) conversion of existing property within the Conservation Area to tourist accommodation.

D) re-introduction of Post Office facilities within Old Laxey.

L/TRT/PR/2 - SrTES TDENTTFTED FOR TOURTSM

3.16 ONLY THOSE DEVELOPMENTS ASSOCIATED WTTH TOURISM WILL BE PERMITTED ON THOSE SITES IDENTIFIED FOR TOURISM ON THE PLANS.

It should be noted that those areas designated for Tourism on the 1991 Laxey Local Plan have been re-assessed during this latest area plan and certain areas have been removed from their Tourism designation (see the chalets on GIen Road). Similarly, those developments such as the Ballachrink Holiday Cottages at Ballaragh have been approved specifically for tourist accommodation and would probably not have been given approval on the basis of being permanent residential units, On this basis, the Iand which has as paft of this area plan been designated for Purposes of tourism has been properly considered as being appropriate onlv for these purposes and as such should be retained for purposes associated with tourism and not released for other uses.

L/TRT/PR/3 - SITES TDENTTFTED AS WOODLAND OR OPEN SPACE

3.L7 DEVELOPMENT WIIL NOT GENERALLY BE PERMITTED IN THOSE AREAS IDENTIFIED AS OPEN SPACE OR WOODLAND WITHIN THE STUDY AREA IN ORDER TO PROTECT THE NATURAL ATTRACTION AND AMENITIES OF THE AREA (see also section on Open Space and Nature Conservation).

The Depaftment acknowledges the effoÉs of the Department of Tourism and Leisure to promote tourism on the Island and that the nature of and demands for tourism are changing away from the hotel and boarding house type accommodation in urban areas to rurally based

18 accommodation. The Department also acknowledges the need for diversification for the agricultural industry. As such, the Department will give positive consideration for the creat¡on of tourist facilities in existing farm groups where these utilise existing buildings of character and interest and where this provides additional forms of income to existing farms - see Planni Circular 3 89.

L/TRT/R/I - LAXEY HARBOUR

3.18 ENCOURAGEMENT WILL BE GIVEN TO PROPOSALS FOR THE ENHANCEMENT OF LAXEY HARBOUR SUCH THAT THIS IS MORE ATTRACTIVE TO VISITING VESSELS AND TOURIST-RELATED ACTIVITES: THIS SHOULD NOT HOWEVER BE AT THE EXPENSE OF RESIDENT AND LOCAL BOAT.RELATED ACTIVITY.

L/TRT/PR/4 - RECREATTON

3.19 NO DEVELOPMENT WILL BE PERMITTED WHERE THERE WILL BE A RESULTANT LOSS OF RECREATIONAL FACILITIES WITHIN THE STUDY AREA.

L/TRT/PR/s - RATLWAYS AND TRAMWAYS

3.20 NO DEVELOPMENT WILL BE PERMITTED WHERE THIS WOULD HAVE AN ADVERSE IMPACT ON THE APPEARANCE, CHARACTE& SETTTNG OR AMENITIES OF ANY RAILWAY BUILDING, FACILITY OR ALONG THE TRACK WHERE ANY VIEW FROM THE MANX ELECTRTC, GROUDLE OR SNAEFELL MOUNTAIN RAILWAYS WOULD BE ADVERSELY AFFECTED.

L/TRT/R/z MANX ELECTRTC AND SNAEFELL MOUNTATN RATLWAYS

3.2L ENCOURAGEMENT WILL BE GIVEN TO THE DEPARTMENT OF TOURISM AND LEISURE IN ITS EFFORTS TO IMPROVE AND ENHANCE THE MANX ELECTRIC AND SNAEFELL MOUNTAIN RAILWAYS IN TERMS OF THE ROUTE OR BUILDINGS ASSOCIATED THEREWITH. THIS WILL INCLUDE THE DEVELOPMENT OF THE SYSTEM TO INCLUDE FASTER TRANSPORTATION IN PEAK TIMES BUT WHERE THE INTEGRIW AND CHARACTER OF THE HISTORIC FORMS OF TRANSPORT AND THE LINES AND THEIR ASSOCIATED BUILDINGS AND STRUCTURES ARE NOT COMPROMISED.

L/TRT/PR/6 - PUBLTC TRANSPORT

3.22 WHILST EVERY EFFORT SHOULD BE MADE TO MAKE THE EXISTING PUBLIC TRANSPORT SERVICE MORE ACCESSTBLE TO MORE pEOpLE, NO DEVELOPMENT WILL BE PERMITTED TO FACILITATE BUS OR OTHER PUBLIC SERVICE VEHICLE MANOUEVRES WHERE THIS WOULD BE DETRIMENTAL TO THE APPEARANCE OR CHARACTER OF THE CONSERVATION AREA.

L/TRT/PR 17 - PUBLTC OPEN SPACE

3.23 IN THE FUTURE DEVELOPMENT OF AREAS FOR RESIDENTIAL USE, THE DEPARTMENT WILL GENERALLY REQUIRE THE PROVISION OF PLAYING FACTLTTTES/OPEN SPACE. SUCH OPEN SPACE/ PLAY FACTLTTTES MUST BE

t9 SITUATED SUCH THAT THEY ARE NOT DETRIMENTAL TO THE AMENMES OF ADJACENT PROPERTY AND OFFER USEFUL AMENITIES FOR THE DEVELOPMENTS WHICH THEY ARE TO SERVE. THIS PROVISION MAY NOT ALWAYS BE REQUIRED WHERE DEVELOPMENTS ARE OF SUCH A SCALE WHERE SUCH PROVISION WOULD EITHER BE UNWARRANTED OR IMPRACTICABLE.

L/TRT/PR/8 - LOWER CArRN SrrE

3.24 THIS SITE IS CONSIDERED SUITABLE ONLY FOR PURPOSES RELATED TO TOURISM AND WHERE DEVELOPMENT IS CONFINED TO THE WESTERN PART OF THE SITE WITH THE REMAINDER APPROPRIATELY LANDSCAPED AND WTTH PUBLIC ACCESS THERETO. NEW BUILT STRUCTURES MUST BE DESIGNED TO TAKE ACCOUNT OF THE PROMINENT AND NATURAL CHARACTER OF THE SITE. PERMANENT ACCOMMODATION WILL NOT BE APPROVED ON THIS SITE IN ANY FORM.

20 4 RESIDENTIAL

Population

4.L The Isle of Man Census Repoft 2001 states the resident population of Laxey to be 1,725 persons living in 715 households. The overall population of the Laxey has increased by a relatively modest amount over the past few decades compared with the population increase for the Island as a whole. The proportion of the Island's population livíng in Laxey continued to fall between 1961 and 1991, from where the proportion has risen again, resulting probably from the development of much of the estate known now as "Ard ReayrL" off the Ramsey Road. Indeed between 1996 and 2001 the population of Laxey has grown by some 20.4o/o (the second largest growth behind the parish of Santon).

4.2 The population of the parish of Lonan has risen relatively steadily since 1961. The 2001 Census Report states the resident population to be 1393 persons living in 556 households. The population increased by 7.8o/o compared with the national average increase of.6.4o/o.

4.3 Current population projections for the Island from the Treasury would suggest a continued steady increase appear as shown in Table 1 including past population changes since 1961.

85000

80000

75000

70000

55000

50000

45000

40000 '1976 1 961 1966 197'l 1981 1986 1991 1 996 2001 200,6 2011

Table 1

4.4 Projections for future population change at a local level are more difficult to project due to a lack of information as to internal migration - that is, where people settle once they reach the Island and to significant changes in local population structure and to rapid and significant changes in population factors: for example, most recent population statistics (2001 census) would suggest that the average household size on the Island has risen, despite projections and UK trends suggesting that the average household size would continue to decrease. The average household size in Laxey and in Lonan have both increased from 2.33 to 2.39 in Laxey and from 2.43 to 2.51 in Lonan between 1996 and 2001. Similarly, the contribution to the Island's population

2l has risen more significantly in the case of Laxey than in Lonan. As such, it is not possible to predict accurately at a local level how the population will change with any degree of certainty. It is also pertinent to remember that whilst influenced by population projections, ultimately the population in any area will be controlled by new development if and where is permitted to occur. The size and nature of the housing will similarly affect not only the population levels but also the average household size.

Assumptions

4.5 Certain assumptions must be made in order for meaningful assessments to be made for future housing provision. These assumptions relate to: household size, changes in population levels on a national basis and distribution of new housing within the Island.

Household Size

4.6 Household size is measured not by the resident population but by the household population - that is those person or persons living in self contained domestic environments and excludes those residing in prisons, hospitals, boarding establishments and hotels. In Lonan the resident and household populations are the same figure, in Laxey whilst 1725 persons constitute the resident population, only 1709 of these constitute the household population. There is a general trend in the United Kingdom and within the Island as a whole towards smaller households: projections for the Island suggest that the average household size will continue to decline by 0.01 persons per year although this has not been demonstrated in the 2001 census where the average household size in the Island has decreased less significantly than was anticipated. It is still anticipated that the average household size will continue to decrease in future years throughout the Island as a whole and within the study area where at the level in Laxey is likely to decrease to around 2.32 persons per household by 2011 (still higher than the 1991 and 1996 levels) and in Lonan the average household will accommodate at most the same number of persons as it did in 1996 (2.42).

Changes in population levels on a national basis

4.7 It should also be remembered that the Island's population is constantly changing and future forecasts for the Island indicate a continuing period of growth for the foreseeable future (see Table I above). There is no reason to suggest that unless aftificial constraints are introduced to limit the increase in the number of people living within the study area, the population of Laxey and Lonan will not also continue in the same way.

Distribution of new housing

4.8 It is important to consider not only the needs in terms of new housing for Laxey and Lonan alone but also the more strategic role which the area has to play in the provision of new housing for the Island as a whole. In this respect it is impoftant to consider the provision which has been made or which is available in the surrounding area. The nearest large settlement is Onchan where a local plan has recently been approved by Tynwald and where little additional provision has been made for new housing. The provision for new housing made in that area plan will barely provide for the natural expansion of the number of households in Onchan alone. At the same

22 time in Douglas the recently adopted local plan for that area did not make provision for significant expansion of the population. The Depaftment has recently undeftaken detailed studies into the need for affordable housing within the Island and in this respect the Department has a register which includes the numbers of those wishing to be considered for the provision of first time buyers' housing, and including their preferred location of dwelling. Present numbers would suggest that the Onchan/Laxey Lonan area is the second most popular choice of location behind Douglas with 108 persons wishing to reside in the Onchan/Laxey/Lonan area. It should be noted that around half the people on the waiting list are single applicants without children and a quarter are joint applicants without children. As the Onchan area plan makes little provision for additional housing, people's preference is for the majority of this provision to be provided in Laxey and Lonan. 22 of those 108 persons have family connections with Laxey or Lonan and a fufther 3 have work connections there,

4.9 Consideration also needs to be given to the characteristics of the various settlements. Both Laxey and Lonan are some distance from major places of employment and would not be sustainable locations for major housÍng development.

4.L0 An objective of area plans is to ensure that there is throughout the Island sufficient housing to appropriate standards to meet demands created by the growth in population and changing household sizes (Draft Island Strategic Plan, paragraph 7.L.L). The Draft Strategic Plan goes on to recommend that "whilst there should be available a wide range of housing throughout the Island, new housing should be located only where it can be properly and economically seruiced, where it does not involve excessive travelling to and from work and amenities and where it does not damage the charaLter, appearance and ecology of the fsland'. (paragraph 7.3.L).

4.tt The Draft Strategic Plan goes on to state that "New housing will be located primarily within our existing towns and villages, or where appropriate in sustainable urban extensions of these towns and village,,,in examining each seltlement, the Department will firstly establish what would be the Íncrease in the number of dwellings were that settlement's proportion of the total population to be maintained over. the plan period. Secondly, the Department will examine the other settlements within that part of the fsland such as to consider the capacity of the region to absorb the propottional increase in population, Thirdly, consideration will be given to the impad of other policies of this Plan, Some of these policíes may support a larger than average (or proportíonal) increase, e.g. the need to improve the viability of community facilities such as primary school or a village shop, or the availability of new publíc infrastructure such as mains drainage conneded to the fRfS system, Other policies may support a lower than average increase (or even none at all) e.g, surrounding landscape of particular sensitivity, the proximity of another settlement, or an in frastructu ra I defìcien cy, " (paragraphs 7. 5. 3 a nd 7. 5. 5).

4.72 There should be no suggestion that in itself, the fact that an area has previously experienced growth should be a reason why the same area should not continue to grow indeed this was put fon¡vard as an argument in the case of the inquiry into the Onchan Local Plan in 1999 where the Inspector noted "ft is not in my opinion right to say that the village has experienced considerable growth and now enough is enough, NIMBY is not, for me, an option, decisions should be made against a view of the nation's problems and the Government's

23 relevant policies even though that, as f have said may be difficult I did note comments to the effect that no more growth should be entertained including to the natural growth of the village's indigenous population. I could not accept that view"(his paragraph 2.18).

4.t3 The Depaftment recognises that individual area are affected by different physical, infrastructure and policy constraints. At the same time it is reasonable to look to individual areas of the Island to contribute to the overall provision of new housing so as to provide a range of choice by house type and location, subject to the constraints of each area. Not least it is reasonable for provision to be made for the new households created by the existing population of an area unless there are over-riding constraints

4.L4 To give an indication of the range of provision that this would mean for Laxey and Lonan two assessment are detailed below: one demonstrates the base need for provision for the current population, the other is the area is to continue to make the same overall provision for new households as it has over the years, These are classed as base need and sustained growth.

Base need

4.75 It is assumed that, whilst the average household size in Laxey and Lonan have both increased in size (Laxey from 2.04 in 1996 to 2.39 by 2001 and Lonan from 2.42 in 1996 to 2.5I by 2011) in the most recent five year period ( in the case of Lonan the average household size is the highest it has been since 1961) the average household size will start to decrease again, following the national trend (2.38 in t996 and 2.37 in 2001) although not as significant a decrease as has been previously projected. If the average household size were to decrease in Laxey to232 by 2011 and in Lonan to 2.42, this would result in the need for around 40 new dwellings in the plan area.

4.L6 This would clearly not achieve the objective of the Strategic Plan in attempting to provide for the present level of contribution to the Island's population and makes no provision for local need, setting aside any need arising outwith the study area. This level of need could be provided for by the recently approved development site at Croit-e-Quill (see paragraphs 4,55 - 4.58 inclusive without releasing any further land.

Sustained growth

4,t7 Due to the possible margins of error in the detailed assumptions on local population and household trends, it may be more appropriate then to look at the amount of households which the area presently provides for the Island and in this respect, Laxey provides 2.27o/o of all the households and Lonan L.760/o.If the statistics in the Strategic Plan are used, by 20tL, where there may be 35,168 households on the Island, 798 and 618 of these will be required in Laxey and Lonan respectively, resulting in a need within the plan period of 145 new houses.

4.18 In more simple terms perhaps, the Strategic Plan suggests that in the period 2001 - 2011 over 3500 new houses will be required across the Island, if Laxey and Lonan were to provide new houses in a similar propoftion to existing household then 141 of these will be in Laxey and Lonan.

Type of Housing

4.Lg The population structure in Laxey (2001) shows the same dip in the propottion of

24 populat¡on between the ages of 19 and 34 as was the case in 1996 although this dip is wider and more significant than 5 years ago - possibly as a result of relatively few houses being built at the lower end of the market (Ard Reayrt and Cronk Orry being mainly semi-detached or detached housing and not generally affordable by first time buyers.

49 r Males tr Females 34

-100 -50 0 50 100

Table 2

4.20 The population structure of Lonan (2001) is similar to that of Lonan in 1996 with the same dip in numbers between the 19 and 34 age group. Lonan Commissioners have also indicated a possible need for sheltered or elderly persons housing in their parish although there is a relatively smooth decrease in numbers toward the higher part of the pyramid, indicating that there has not been a sudden decrease in the older population from people leaving the parish to find suitable accommodation elsewhere,

49 I Males tr Females 34

-100 -50 0 50 100

Table 3

Constraints on fufther development

4.2L It is also important to consider whether Laxey and Lonan are capable of accommodating further development and this will bring in factors such as the visual impact of fufther development, the capaciÇ of the existing infrastructure (schools, sewers, roads, water, electricity etc) to cope with an increased population and more housing and the impact of development on sites which are sensitive for reasons of

25 archaeology or nature conservation. Sewerage and water supplies are a particular problem. The sewerage system dates back a considerable time and there are no sewage treatment facilities presently within the study area. This will be dealt with in more detail in the consideration of each individual development area and in the section on Services. Water is supplied to the area from the Glencrutchery treatment works and from Ballure: a new 200mm diameter blue water main was laid from Whitebridge to Baldrine in the summer of 2001 which will connect to and extend the supply to Laxey and Lonan from the south. The water supply strategy which will be adopted in the new few years lies in making greater use of the existing Top Grawe Service Reseruoir by extending the new leading main from Baldrine to Top Grawe. In order to facilitate the greater use of Top Grawe, the Isle of Man Water Authority will have to rezone supplies within Laxey which will involve laying some small diameter supply mains from Top Grawe down towards Croit-e-Quill and the higher parts of Laxey. The existing seruice resen¡oir at Gretch Vane will be taken out of commission and the are originally supplied from here will be supplied from the Ballaragh Service Reseryoir. Once completed, this system should be able to accommodate all of the development areas proposed in this plan. Existing school facilities are stretched with Laxey School approaching its capacity (see also Section 10 - Education). Department of Transport Highways and Traffic Division has indicated that it would not support significant new development in the area (such as to accommodate the growth of Douglas and Onchan) due to the unsuitability of the A2 to accommodate high traffic flows, IT IS LIKELY THAT DUE TO THE IMMEDIATE PROBLEMS OF THE CAPACITY OF THE EXISTNG SCHOOLS, WATER SUPPLY AND ctr\^/trÞ^lìtr crêr\rrtrTa^t\tT t\ttr\^/ ntr\/trlnÞM t^/Tt I NtrìT atr ACHIEVABLE U SUCH TIMES AS THE INFRASTRU CTURE HAS BEEN CATTCtrA'TrìDTI V TMDDñ\/trN AC CI I'H TT MAV I\I OT Rtr DTìCETRI tr TA DtrAI TQtr SOME OF THE DEVELOPMENT SITES UNTIL THE LATER PART OF THE PI.AN PERIOD.

Identification of sites for fuÉher development

4.22 It is appropriate to start the exercise of considering whether there is the oppoftunity for further development in the study area by looking at the provisions of the current development plans which in this case are the Laxey Local Plan adopted by Tynwald in 1989, the 1982 Development Plan Order which is the only statutory document which applies to the parish of Lonan and the Eastern Sector Plan (Planning Circular, 9l9L) which proposes slight amendments to the provisions of the 1982 Development Plan Order in the vicinity of Ballacannell.

Laxey

4.23 The 1989 Laxey Local Plan was concerned only with the village of Laxey and within this area some 83 acres were included as being suitable for residential development. Of this area, some of the land has been developed or has at least been the subject of planning permission for residential development and all that remains is as follows:

a) land between Ballacollister and Rencell Hill (40 acres) b) land adjacent to Ard Reayrt (4 acres) c) land between the Manx Electric Railway and the Shore Hotel (2 acres) d) parcels of land on both sides of the Baldhoon Road (4 acres).

4.24 There are also smaller parcels of land within the built up area which are included within the blanket zoning of Predominantly Residential. In such cases the Depaftment has presumed that the land in question may be used for residential purposes and is part of an established residential curtilage, In some cases fufther

26 development may be acceptable and indeed as an example permission has been granted for the principle of an additional property alongside an existing dwelling in Glen Road (PA 991t414). However, in other cases further building may not be considered acceptable due to particular problems of the site in question t infrastructure available or the impact on other existing adjacent properties. As an example, permission was not granted for the creation of an additional dwelling off Baldhoon Road (PA 98/1841) due to problems of over-intensive development and the impact on the adjacent property. Also, in the case of St. Nicholas' Field, it was resolved by the Planning Committee that further development would not be acceptable due to access difficulties and that further dwellings could not be satisfactorily accommodated without compromising the character of the area and the setting of the archaeological site to the south. In addition, there is also one dwelling which existed when the Laxey Local Plan was being drafted but which was not included within the zone of residential use: this lies on the northern side of the Ramsey Road (42) alongside the dwelling known as "Ballagary". This propefi is known as "Stoneridge".

4.25 Perhaps one of the most important and certainly one of the most influential decisions to be taken in the revision of the local plan is where new housing development should be permitted to occur. The Department would identify the following areas which should be considered or which have been identified by others as being wotthy of consideration in terms of their suitability for new housing development:

Ballacollister/Rencell - Area 1

4.26 Whilst the larger area between Ballacollister and Rencell Hill was designated on the 1989 Laxey Local Plan as suitable for development, this was qualified within the text of the local plan, under paragraph 5.4 as being suitable for such development only after appropriate studies have been carried out to ascertain the density and level of such development, how this would be drained and accessed and where and how much landscaping would be appropriate. No such study was conducted and as such no development has occurred within this area since the adoption of the Laxey Local Plan except for those dwellings near to Axnfell Youth Hostel which had been approved in principle prior to the adoption of the plan and whose approvals in principle were still valid.

4.27 Whilst the land in total suffers from problems of access and is largely highly visible from Minorca Hill (from which some parts of the land appear on the skyline) and Ballaragh, the fields at the east of the site - numbered 614589 and 612008 (field 6I20Lt being planted with trees) are adjacent to land where the road is capable of being widened and as such does not suffer from quite the same problems as the rest of the parcel. Drainage could be provided into the sewer in Old Laxey Hill or into the New Road sewer wnrcn is to be the subject of improvement in the near future. These fields also have the benefit of being within the general line of development as viewed from the nofthern side of the village, from Ballacollister Heights down to South Cape.

4.28 For these reasons the Department considers that the majority of the land previously designated as suitable for development in 1989 should be re-zoned as Open Space except for fìelds 614589 and 612008 which are considered suitable for low density development of detached dwellings with significant landscaping (a maximum of six dwellings). It should be noted that there may be problems of providing a potable supply of water to any new development and any planning application for development here must address this point. Any proposal for development should also

27 f*,^" / \ \.-_\\\)-- Areal_Ballacollister_Rencell,illustratingfielrlnumlrers the Written Statement) ir""-p"t"g*phs 4'26 - 4'28 of l,i

El Su

6 r 4588 I

614585

I \o

À 6t4 v-

6 120 1{ 612004 6145A7

lr'ì ET 'iJ

6 14589 6 12005 \r

Bal lacol 1 isteP

0.ll!colllet!.

o a 3

+ Y",* =È i

I 1l I

I I

( L

.r3 r!

) ii c. . )i, L i Cooy.¡ght Deoð.Lmen! of Locðl Govennnent ånd Èòe Env ent. Isle ol'¡èn ir'rå¡tment of --c¡l C0rernîrpnl d tirc invironmtnl, lsìc of ìi¡n ¡ ¡n9es copyr i;it )--- T-)a- ( \o Proposed development in the vicinity of "The Firs" o \p \ (see paragraph 4.29 of the Wriften Statement) t¡ ì

I t_ o

r0 o \ I I ) I o I ^ .%, {

ø /,

61¿468 6 14466 611 o 611 --¡ 6 I 4468 \6 1 4466

/ \l

l{ 61 ¿583 o

6 | ¡899 i q ll 61 1936\- - ! f

6ta

611927

61 /) a 1931 r 614573

I take into account the proximity of the existing mast in terms of its effect on the enjoyment and amenities of the proposed residents. This site is the subject of PA 04/1089 for the principle of the layout of the site for six plots).

4.29 The Department has received a submission in respect of fields numbered 6t4466, 6L4584,611936 and 611938 which are located at the top of Rencell Hill adjacent and close to the property known as "The Firs". Whilst the visual impact of the development of these fields may be less than that of the more prominent land higher up, access to these fields will necessitate increased usage of Rencell Hill which it is considered is not suitable for such traffic. In addition, development of field 614584 would bring development above the level of the existing tree belt which presently forms a backdrop to the buildings below.

Axnfell Youth Hostel - Area 2

4.30 The Ballacollister-Rencell area also includes the former Axnfell Youth Hostel which is currently not used as a youth hostel having closed in the later 1980s. Various applications have been submitted for a variety of uses and development of the site, most of which have been refused due to the poor standard of access and infrastructure serving the site. The fact remains, however that the building exists and is not presently being used for its original purposes. As such, in the interests of the maintenance and utilisation of the site the Depaftment would be prepared to accept the use or redevelopment of the present building to create residential accommodation and indeed the buildíng would be of a size and character to warrant its conversion to apartments. However, despite this, due to the lack of adequate access the Department would not be prepared to accept any more than one dwelling on this site whether this be through the conversion of the existing building to a single dwelling or its demolition and replacement by a single dwelling.

4.3t It has been suggested that the site may be suitable for an increased density of development should an alternative and acceptable means of access become available, The existing building is not insignificant in size and the Depaftment would not oppose better use of it and/or the site, should the problem be resolved. Any proposals for the creation of an access to serve this site should be discussed with the Depaftment of Transport Highways and Traffic Division prior to the submission of any proposals. Such an access will need to be safe and acceptable in environmental and visual terms and the discharge of further traffic onto the Axnfel-Ballacollister Road will need to be taken into account.

Baldhoon Road - Area 3

4.32 There is a piece of land on the north western side of the Baldhoon Road (fields behind "Crofton" and "Ballamilghyn Villa" which were previously allocated for residential development but has not been developed to date. This and land to the nofth east were considered during the Issues and Options stage but the Department concluded that due to significant problems of access (both in terms of finding an acceptable roadway into the site which would be wide enough and not detrimental to the amenities of adjacent dwellings, and providing an access which would provide safe visibility to vehicles emerging onto the Baldhoon Road), drainage (the existing system suffers from surface water ingress and is not suitable for any further connections) and visibility (the land is clearly visible from New Road where further housing would bring the built development further up the hillside into an area of attractive open space) the land was not suitable for residential development.

28 Gretch Vane Farm - Area 4

4.33 There is a parcel of land at the north western edge of the Ard Reayft development which was the subject of a planning application in 1994 (PA 941026t) which was refused at Appeal due to the fact that the land was not zoned for development. Submissions have been made by the owner of the land for designation to permit the erection of a dwelling on this land and the service authorities have indicated that one dwelling would be acceptable in terms of access and drainage (either connection to the mains system within Ard Reayrt or if this is not practical, the installation of a septic tank). Whilst this is a change from the previous designation as Open Space, it is considered that the land is not highly visible from the longer view and is both physically adjacent to the new large scale development of Ard Reayft but is at the same time self contained within an area of trees and as such would be acceptable without establishing a precedent for further similar development at the periphery of the built area.

Fields 6LL644 and 6L4463 - adjacent to Ard Reayft - Area 5

4.34 There is also a large piece of land - now two fields - to the south east of Ard Reayt which was indicated on the 1982 Development Plan Order as being suitable for residential development but has not been developed to date. The Depaftment considers that this land, whilst presently green and open has a limited value in the landscape of the village due to the hard edge of development which has occurred to the west. As such, it is considered that this land should be retained as being suitable for residential development but where such development, whatever the density, should provide landscaping such as to soften the edge of Ard Reayft and must also provide its own landscaping within the development together with an appropriate amount of open space.

4.35 Development must, however acknowledge the existing trees on and near the site and the area of ecological interest/semi-natural vegetation along the watercourse which form the eastern boundary of the site. Where the installation of a stand alone treatment works is practicable for the treatment of sewage from the development, this will be required to avoid the increase of raw sewage being discharged into the sea. If possible, this should link up with the existing development at Ard Reayrt to increase the amount of sewage treatment in this part of the Island.

Glen View/Shore Hotel - Area 6

4.36 There is a piece of land between Glen View and the public footpath on the southern side of the Laxey River which has previously been designated as Predominantly Residential but which has not yet been developed, There are problems of access in that acceptable access from Glen View is not available: the site is also steeply sloping and therefore not practical in places to develop. Also, there are sewerage problems with this site in terms of the inadequacy of the existing system and if new dwellings were proposed this would have to include the provision of new suface water sewers to take all the surface water from the site to a satisfactory discharge point. The Department of Transport has advised that it may be necessary for any applicant to lay a new foul sewer from the site to the holding tank at the head of the outfall sewer.

4.37 Whilst submissions have been made to support the continuation of the residential

29 designation of this land on the basis that the land represents part of the curtilage of properties fronting onto Old Laxey Hill and could be developed in association with these dwellings, the Department would prefer that the land is not developed both due to practical problems of access and drainage and in order to preserve this green space which provides a backdrop to the river and the public footpath and forms paft of the wider area of trees and open space between Old Laxey Hill and Lower Rencell. This area has also been identified as of interest to nature conservation. Part of this site has been the subject of a recent application for the principle of six dwellings. This application, PA 00/2398 was refused at appeal due to reasons relating to traffic safety (cars, trams and pedestrians) and problems of the gradient of the internal access road.

Ramsey Road - fields 6LL664t 614457 and 6L4452' Area 7

4.38 It has been suggested that the built development on the northern side of the road should be permitted to extend further eastward in line with that on the lower side of the road in the form of Upper Cronk Orry: this land is not currently designated. The Depaftment has viewed this piece of land and has concluded that it falls into two parts: the piece between Ballaquirk Lodge, King's End and Stoneridge and the second piece to the south and east of Ballaquirk Lodge. In the fìrst case, the Department would not object to the development of this piece of land on the basis that it would be infilling between existing properties. This would be for a maximum of three dwellings. The other piece however is viewed as an unwarranted expansion of buildings into the countryside towards the headland. Whilst there has been development on the lower side of the road, this is generally lower than the road and is not conspicuous whereas development on the top side of the road would be visually conspicuous. There are also water supply problems in this area which would support fewer rather than more dwellings.

Lonan

Agneash - Area 8

4.39 Agneash is a small hamlet within the Parish of Lonan, situated at the end of the cul- de-sac which leads from Laxey Wheel in a north westerly direction. Agneash acquired its name from the Scandinavian Eggjarnes meaning "edge-ness" due to its location on the lower side of the slopes of Slieau Lhean and Slieau Ouyr (the broad and the brown mountains). The hamlet comprises approximately twenty dwellings the majority of which have existed in the village ín some shape or form for a considerable length of time. The area is popular with walkers who stop their vehicles in the hamlet and walk to Snaefell Mines or in an easterly direction towards The Dreem.

4.40 This is a very rural area which is not presently designated for further development and in which development has generally been opposed in recent times due to the visual impact and also due to the very poor access which is generally single width with few passing places between the first very sharp right hand corner after Wheel Hill to the hamlet itself. There Ís no mains drainage in this part of the parish. Planning permission has been sought in the past for development within the hamlet - field 610337 - see Area 8 - but was refused as the land was not designated and there was perceived to be inadequate provision of mains infrastructure to accommodate the proposed development. The Department considers that this area is not suitable for any further development due to the condition and nature of the roads and the

30 '" 'f,/ ,/ lt N Ballawill Area 8 - Agneash (see paragraphs 4.39 and 4.40)

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o 614129 6t4129 ,":,"niì lack of mains sewerage or significant capacity for fufther supplies of potable water. The area in the vicinity of Development Area 8 is suggested as a habitat for breeding long eared and pipstrelle bats and heath spotted orchid (Dachtylorhiza maculata) have been observed here.

Baldrine

4,4L Baldrine is the largest of the settlements in Lonan and the largest in the study area beside Laxey. The name Baldrine is derived from the Celtic Balla-drine meaning "place of the blackthorns". The 1982 Development Plan Order included most of the settlement as existing residential within a wider area of High Landscape Value and Scenic Significance and with individual areas of Woodland identified. An area for reclamation was identified on the western side of the Manx Electric Railway opposite Baldrine Park and three Ancient Monuments were earmarked around the village. Gan¡vick House was identified as within an area of Private Estate or existing Low Density Housing in Parkland. No areas were identifìed for future residential development.

4.42 It has been suggested that the village is suitable for fufther development as there are opportunities where development could occur and the settlement already has the benefit of a village shop. There is also a suggestion that the settlement is suitable for the location of a new primary school for the Lonan area (see Section 10 - Education). However, the sewerage system involves the discharge of untreated sewage into Garwick Bay via an aged and substandard pipe network running ultimately through Gan¡vick Glen where access is not easily accessible: any increase in development will exacerbate this situation with no prospect of an immediate resolution to this problem. In this respect the Department would require any further development in the areas identified for new housing is accompanied by appropriate treatment plants on the respective sites to ensure that the existing situation regarding the discharge of sewage to the sea is not exacerbated. It is acknowledged, however that the availability of a constant flow of water through existing water courses is limited in the area and as such, the installation of such works in this are may not be practicable and the land may as a result not be made available for development within the life of this plan.

Baldrine Park

4.43 The Department received a request to designate the land between numbers 13 and 37 (odd numbers only) Baldrine Park and the 42. This land was originally indicated on the development plans for Baldrine Park as a landscaped area. However, despite the original intention and the landscaping of the land to the nofth east (identified as Public Open Space on the Plan) this piece of land was never formally landscaped or maintained or public access permitted. Despite proposals for development, both in the form of PA 991L393 (refused at Appeal), PA 00/1802 (refused at Appeal) and submissions to this area plan, the Depaftment would maintain that this land represents a valuable strip of open space separating the propefties in Baldrine Park from the main road and where development of even one building would be unacceptable. The site has also been identified as of interest to nature conseruation not specifically due to any one species of flora or fauna present on the site but due to its value as part of a wildlife corridor through which wildlife may pass (see also paragraphs 11,9 and 11.19), This importance has been identified by Depaftment of Agriculture, Fisheries and Forestry during the area plan process and is illustrated on the Plan.

31 co,laee 4734 //// I lñv /,.Ys,dE

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6 Development off Ballameanagh Beg Road

4.44 The Department has also received a submission to suggest that provision should be made within the area plan for the development of a dwelling for an individual who formerly farmed in the parish, on a small strip of land close to the turn off the Ballameanagh Road to St. Adamnan's Church (Registered Building 13). This too was the subject of a planning application, refused at Appeal (PA 99/0337) where the Appeal Inspector noted "fn this case the site is within pleasant gently undulating open countryside where there are a few isolated farm dwellings, The tiny, restored Lonan Church and its walled churchyard also overlook the area including the appeal site, The site is also close to the Ballameanagh Road. In my opinion any building on the site would be conspicuous, even if new planting was carried out and would detract from the rural environment," Whilst area plans may take the oppottunity to make provision for local need or to allocate land for development which may not normally fall within the categories of development justified by the normal guidelines they should not allocate land where development would have an adverse visual or other impact. As such, whilst provision has been made elsewhere in the plan for individual dwellings (Areas 4, 72, t4, L5 and 19) these have been carefully considered as having little or no adverse impact on their surroundings whereas the land proposed for development in PA 9910337 would not fit into this category in the opinion of the Department. As such no provision is made in this plan for the development of a dwelling on this site.

Fields 6I28L2, 6L2824 and 6L4727 - land between Clay Head, Chapel Lane and the Main Road - Area 9

4.45 This piece of land represents around nine acres which are currently grazing land. The fìelds are visible in varying amounts from the A2 as one proceeds out of Baldrine towards Laxey. This land is not currently designated for development.

4.46 The Depaftment has considered this site and would conclude that, with an appropriate mix of house types and significant amounts of landscaping, the site would be suitable for residential development. Such development would have to be carefully planned so that development did not appear on the skyline and such that the landscaping would produce a satisfactory visual impact as viewed pafticularly from the Laxey direction. It should be noted that whilst Clay Head accommodates a significant number of dwellings, these are largely inconspicuous as viewed from further afield due to the amount of mature trees and natural vegetation present. Access to the site would have to be from the A2 main road where the roadside hedge and the few trees which exist within it would have to be significantly altered to provide a safe means of access and egress. There may be also opportunities for community facilities such as a local shop, playing facilities or meeting place if the need arose. It is unlikely that the Gan¡¡ick Glen sewer is capable of accommodating the sewage which would result from the development of this land. If so, the Depaftment would not permit any development until such times as a satisfactory means of dealing with the sewage is available. A stand alone works is unlikely to be acceptable due to the absence of a constant flow of water through an existing water course in sufficient proximity to the site.

32 Fields 6L4733 and 6L4729 to the south west of Baldrine Road - Area 10

4.47 It has been suggested that these fields could be suitable for some form of housing although it should be noted, however that the lower field, field 614733 has been identified as being suitable for the location for a new primary school if this were required in the study area (see Section 10 - Education). This is on the basis that all buildings would be provided on the lower field - number 6t4733 and that field 674729 would remain substantially free from building. The Depaftment whilst supporting the principle of a new primary school on this site would not support the idea of housing on the total area of either site as this would extend the built development further south on this side of the 42, A school, on the other hand would be a single structure or complex with plenty of space around it and would have a significantly reduced impact as viewed both from Baldrine Road and the Main Road. The Department would not object however, to the development of fufther individual dwellings between "Baldrine Cottage" and "Broad Clyst" on the southern side of the Baldrine Road to infill between these existing two properties. As such, this area will be designated as Residential within a site designated for: Education as one of the two possible sites for a primary school for the parish. It is unlikely that the Garwick Glen sewer is capable of accommodating the sewage which would result from the development of this land. If so, the Depaftment would not permit any development until such times as a satisfactory means of dealing with the sewage is available. A stand alone works is unlikely to be acceptable due to the absence of a constant flow of water through an existing water course in suffÌcient proximity to the site.

Land to the east of Clay Head Road - Area 11

4.48 There is a piece of land at the end of the lower part of Clay Head Road which was designated as Existing Residential on the Isle of Man Planning Scheme (Development Plan) Order L982 and the Eastern Sector Plan. This land had permission for the erection of one dwelling but this was never implemented, The Depaftment would consider this as part of the overall residential area and would continue to designate this as suitable for residential use on the basis that such development were at an appropriately low density and that properties were detached and provide with signifìcant amounts of landscaping to fit in with the general character of the existing houses in the vicinity,

Land to the south of Clay Head Road - Area 12

4.49 There is a loose scattering of dwellings on the upper part of Clay Head Road in which there are opportunities for fufther small scale development although Clay Head Road is narrow and winding with poor forward visibility in places. The Department of Transport has indicated that minimal additional development would not be objectionable in the Clay Head area due to the number of properties which are already using the existing roadway. The Depaftment has considered the existing ribbon of development at this part of Clay Head and would not oppose the principle of one additional dwelling at the southern end alongside the properÇ known as Stroule and opposite Thie my Chree. This would terminate built development at a similar point on both sides of the road before Clay Head Farm and Sea Crest further down the hillside and would utilise an area which is presently overgrown and un- maintained. The erection of a dwelling in this position should be designed and positioned so as not to intrude upon the amenities of either adjacent dwelling and

33 )ì field numbers 514699 Area l0 - Baldrine Roatl, illustrating (¡raragraph 4.47 of the Written Statement) /ù x dr I

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1ne 614754 14754 provision should also be made within the site for the turning of vehicles so that such can enter and exit the site in a fon¡rard gear. Provision could also be made within this site for the benefit of visitors and residents of the area, for a turning facility for users of the road, to be adopted by the highway authoriÇ in due course,

Field7459 to the noÉh of Highfield Drive'Area 13

4.50 It has been suggested that some further residential development could occur behind Highfield Crescent in field 612728 (Area 13). However, this would necessitate a new road leading from Baldrine Road to the site as there is no other means of access from existing roadways. This area is surprisingly inconspicuous as viewed by the general public who would only see the site when coming into Baldríne from Laxey coming towards Garwick Mill and in the winter months when the existing trees between the site and The Crescent screen the site less effectively than in summer. The site may also be seen from a longer view from the Ballagawne Road although again, the site is much less conspicuous in summer than in wÍnter. It is accepted that those existing properties closest to the site may have some views of the site although views may be screened by the introduction of new tree and shrub planting. There is a site of archaeological interest in this field and possibly other archaeological remains in this vicinity and this should be taken into account in any proposals for development and the creation of the access. It is suggested that this site could be suitable for higher density housing - higher than that found in Highfield Drive, although the presence of archaeological remains and the need to provide security for these may preclude higher density development here. If development were to be of this type, play facilities for children must be provided in conjunction with the houses, although this need not be within the site identified as suitable for development, It is unlikely that the Gan¡¡ick Glen sewer is capable of accommodating the sewage which would result from the development of this land. If so, the Depaftment would not permit any development until such times as a satisfactory means of dealing with the sewage is available. A stand alone works is unlikely to be acceptable due to the absence of a constant flow of water through an existing water course in sufficient proximity to the site.

Land on the A2 going nofth out of Baldrine between "Green Gables" and "Ellan Vannin" - Area 14

4.5t This has been suggested as an infill site suitable for the development of one additional dwelling. The Depaftment would accept this on the basis that a similar development was approved several years ago, between Ben Varden and Harbour View (the property known as Glencoe) and has fitted very well into the roadside scene. Planning permission has been granted for the principle of the erection of a dwelling on this site (PA 01/1250).

Land between "Green Gables" and "Ellan Vannin Cottage" - Area 15

4.52 This, like Area 14 was accepted as an infill site suitable for one additional dwelling and has been the subject of a successful recent planning application for the principle of one dwelling (PA991L821 which has now been implemented.

Ballacannell/Croit-e-Quill - Areas LG and L7

4.53 Lonan Parish surrounds Laxey and a small part physically adjoins the village on its southern side: the propefi known as "Pinfold Cottage" represents the first propefi

34 in Lonan. This small gathering of dwellings is largely linear in nature, straddling the Main Road (A2) with parallel housing running to the west along Croit-e-Quill Road. This area has seen a relatively large amount of residential development in the past few years in the form of Croit-e-Quill Close and Callow's Croft, adding a variety of house types to the area and providing oppoftunities for first time buyers. This part of Lonan also has the benefìt of a relatively large number of public sector houses in the form of Ballacannell.

4.54 There is land within this part of Lonan which was zoned for residential development on the 1982 Development Plan Order but which has not yet been fully developed. This lies to the west of the Croit-e-Quill Road and to the south (Area 16) and north (Area L7) of Church Road). The land to the south of Church Road was designated as Low DensiÇ Housing in Parkland on the 1982 Development Plan Order but this was amended to simply "residential" in the Eastern Sector Plan (Planning Circular 9191) with a suggestion that 18 dwellings would be acceptable on this land. A number of planning applications have been submitted in respect of this land: on the land adjacent to Ballacannell (Development Area 16), several applications have been submitted, The only one to have been approved was for the principle of eighteen dwellings (PA971L977) and this now complete.

4.55 The land on the other side of the road, behind Croit-e-Quill Close (Development Area L7), field 614656, has in part, been the subject of five applications (PAs 9611247, 97105L5, PA 98/1683, PA 9812L51 and PA 0011342). The first two of these were both refused due to the fact that the site represented only part of the area zoned for development and without the paft closest to the Church Road, access was considered unacceptable, One application for this piece of land included an access strip over part of field 6I24t9 and was refused as being prejudicial to the proper layout of all of the land designated for development. A fufther application was refused on grounds of detailed design (PA 98/1683) but approval has been granted to a later scheme for six dwellings (PA 9812151). The Depaftment has recently submitted an application for the development of forty three dwellings (PA 0011342) some of which would be subsidised housing: this application, being submitted by the Department was the subject of a public inquiry on 24th April, 2001 and was recommended for approval by an independent inspector: the recommendation was accepted by the Governor in Council and the report issued on 30th July, 2001. This land was considered suitable for development on the 1982 Development Plan Order and Sector Plan the latter suggesting that the site could accommodate up to 18 dwellings. The remainder of the area designated in 1982 has already been developed in the form of Croit-e-Quill Close and Callow's Croft.

4.56 It has been suggested that the land is still suitable for residential development and that the land fufther to the north Ís also suitable for housing development, There have been a number of objections to the development of this land on the basis of the visual impact on the existing properties on Croit-e-Quill Road, the impact of the additional traffic on Church Road, the capacity of the existing sewers and water supply and the inadequacy of the existing school facilities. The Depaftment has received the views of the relevant seryice authorities who would suggest that the road and sewers seruing the site are capable of accepting the development of all of the land between Church Road and the properties known as Sunhill Cottages and Langdale (the site can be drained in paft to the Gan¡rick Glen and the remainder to the Laxey sewer due to the topography of the site: the Depaftment of Transport Drainage Division has recommended that the southern paft of the site can be drained acceptably to the Garwick sewer and the remaining land drained towards Laxey) as and when the improvements to the sewer in Glen Road have been implemented

35 (programmed to be completed by the beginning of 2003), Similarly, the Isle of Man Water Authority has indicated that investment in their supply network from the Glencrutchery treatment works and on-going works to the distribution pipe work between Onchan and Lonan, should ensure that a potable supply of water may be made available to the development and to improve supplies to existing propefi in this paft of the parish,

4.57 Whilst the Depaftment accepts that the adjacent residents are generally opposed to development in this area, the Department would see it as a logical extension to an already built-up area and where development would generally appear as part of the housing and development which is already in place - a point accepted by the Inspector in PA 00/1342. The Department is also aware that the majority of properties in Croit-e-Quill have been built to take advantage of the views towards the sea rather than the views to the rear which would be over land which is generally higher than the existing properties.

4.58 The Department would require, however that the development of the site makes provision for preseruation of the amenities of the adjacent dwellings as well as ensuring that there is a mixture of house Wpes, finishes and materials and that adequate space is provided for amenity purposes and for children's play. Development should generally decrease in density as one proceeds nofth, ultimately reflecting the decrease in density of existing housing to the north east. Access to the site will be from Church Road although where a secondary means of access is required by Department of Transport, it will not be acceptable, due to the narrow nature and angle of the access points and the proximity of existing propefty, to provide this onto Croit-e-Quill Road, The Department of Transport has indicated that where the entrance road from Church Road is at least 5.5m wide, a secondary means óf access will not be required to serve the development provided that less than 100 dwellings are proposed within the site,

Ballaragh - Areas 18 and 19

4.59 Ballaragh represents a relatively small area situated to the nofth of Laxey Village where most of the dwellings are arranged along both sides of the 811 (Ballaragh Road). Very few new dwellings have been permitted in this area with the exception of a small number built in the 1970s. The result is a very linear settlement of predominantly traditional propefties with a few more modern propefties scattered between them. The road serving the area is a typical relatively narrow rural road and many of the properties alongside the road have had difficulties providing off road parking due to the slope of the sites or the proximity of the dwellings next to the highway, Whilst the Department would normally encourage the provision of off-road parking, care must be taken to ensure that this does not adversely affect the appearance of the area and where appropriate the Department has required that new walling is finished in Manx stone to minimise its impact. In this area, the Depaftment would also encourage retention where possible of roadside walling to minimise the risk of disturbing prehistoric symbol stones. Development proposals are likely to be subject to the standard requirement that Manx National Heritage have the opportunity for inspections during earth moving and building works.

4.60 The Department has been asked to consider the principle of further development in this area, in particular the concept of a small number of dwellings between "Booilrhennie" and "Thie ny Dreem" (Area 18) to cater for local need, pafticularly young people desiring starter homes in this paft of the parish and there is also an area which could be described as infill on the other side of the road, between the

36 propefties known as Ballaragh Old Farmhouse and "Wheatcroft" (Area 19). The Depaftment was also asked to consider the possibility of fufther development in the vicinity of Keeill Cottage.

4.6L The Depaftment would agree that there is a need for a very small number of additional propefties in the Ballaragh area but that great care would need to be taken in deciding where these properties would be acceptable, Despite there being oppoftunities for land to be released in the areas mentioned above, the Depaftment is of the opinion that the only acceptable oppoftunity for further development in Ballaragh is in the area between Wheatcroft and Ballaragh Old Farmhouse which if developed in a modest and traditional style could represent acceptable infill and provide a small amount of additional housing to address local need. The Department would much prefer there to be this very small addition to the local housing stock within the hamlet than sporadic development within the countryside generally in this area.

Other sites

4.62 There have been three other sites which have been suggested as being suitable for residential development during the latest Issues and Options stage which were not identified within the Issues and Options document. These areas are land on the coastal side of the road between Ballabeg and Pinfold Hill, land to the north of Moaney Quill and land between "White House" and "Kololo" on South Cape/New Road.

Land between "Hazel Cottage" and "Green Hills

4.63 The area on the coastal side of the road between Hazel Cottage and Green Hills is considered as impoftant for a view by the passing public over the coast and towards the sea, Development here would impede this and would also serve to extend southwards what is seen by some as the entrance to Laxey, although the area is still in the parish of Lonan.

Moaney Quill

4.64 The area at Moaney Quill is situated beyond Moaney Quill Close and is separated therefrom by a presently open field. Development here would be serued by the very narrow access road which is also a public footpath which serues principally Grawe Farm. The land is natural in appearance and would not comfoftably accommodate a new dwelling without this being an intrusion into an area of attractive countryside.

Land between "White House" and "Kololo"

4.65 Planning permission has been sought and granted previously for the development of a dwelling on this site (reference PA 91/0068) which was granted on appeal. There have been no change in circumstances since that approval except for upgrading works which have been undeftaken in this paft of the village, to the drainage system. The principle of development of an additional dwelling on the site is not unreasonable, bearing in mind the proximity and position of other dwellings alongside and whilst the site is steeply sloping and contains established vegetation alongside the road which should in the main be retained, it is not impossible, as has been proven with the previous approval, to devise a scheme which enables the site to be developed without the loss of an unacceptable amount of trees from the frontage. Access must provide for a drive with a gradient no steeper than one in ten

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ISS rnq ck I and the site shall be suitable for one dwelling only.

4.66 The issue has also been raised of brownfield development and the following sites have been suggested as possibly being suitable for re-development from non- residential to residential purposes:

Princes Motors, New Road/Ramsey Road, Laxey Coach and Horses Public House the former Co-op store, New Road, Laxey (although proposals for the demolition of this building (PA 0310747) and for fu¡ther development in the rear yard (PA 04/0317) have been refused) the building on the southern side of Glen Road presently used as a film studio.

All of these are in areas where there is residential development adjacent and as such re-development for residential purposes would not generally be opposed in principle.

4.67 There are a number of facilities which may be required to seryice residential development. Laxey presently has a doctor's surgery, situated opposite the Coach and Horses public house. The space available to the surgery is limited and parking facilities are not available in great quantities immediately alongside the site. The Department would support the relocation of the surgery to alternative premises which should be centrally located with adequate car parking within a convenient distance. The Department would also support the conversion of the existing surgery to residential use should alternative premises be identified,

Summary

4.68 Many of the responses received from local people suggested that new residential development was neither desirable nor necessary. However, the Department cannot accept this and has made some attempt to quantify the number of new residential units which are required during the life of the plan as well as refer to the policies in the Draft Island Strategic Plan which gives guidance on development throughout the Island. The Department has then considered the various proposals which have been made and have assessed these in the light of the estimated demand. The resulting designations are considered to be appropriate for Laxey and Lonan in terms of providing for the amount of development which is required in a variety of locations within the study area where a variety of dwelling types and densities could be achieved whilst at the same time protecting those areas which are considered unsuitable for development. The development areas identified are likely to yield the following levels of development:

Area 1 6 dwellings Area 2 l dwelling Area 4 l dwelling Area 5 around 30 dwellings AreaT 3 dwellings Area 9 around 30 dwellingsx Area 10 around 5 dwellingsx Area 11 around 5 dwellings Area 12 l dwelling Area 13 around 15 dwellings* Area 14 1 dwelli

38 Area 15 l dwelling Area 17 around 70 dwellings (including the 43 already approved) Area 19 2

Total 17L*

xthese sites cannot connect into the mains drainage system and it is unlikely that, within the life of the plan, an alternative means of drainage could be achieved. As such, it is unlikely that these sites, providing up to 50 dwellings, will be released within the plan period.

4.69 It should be noted that the Depaftment is aware of problems of sewage disposal throughout the study area and the opposition by many people to the discharge of raw sewage into the sea. Whilst the treatment of sewage before it enters the sea is always preferable to the existing situation, this is not unique to Laxey and Lonan: many parts of the Island are without sewage treatment and the Depaftment is not of the opinion that development should be prevented in its entirety until such times as the Island-wide treatment system is able to serue this part or any other part of the Island. The Department has designated land within the study area which may not be serviceable within the life of the plan. However, the designation of the land at this stage identifies it as potentially suitable for the benefit of those living and who may consider living close to the sites in the future and as a useful aid to the seruice authorities who will be required to seruice the sites in the future. It should also be noted that the Inspector appointed to hear the public inquiry supported the inclusion of all of the sites identified, with the provision that greater clarity and emphasis be given to the prevailing constraints on development within the plan period. Paragraph 4.2L has been amended in this respect and makes it clear that whilst there is a number of sites identified for development, the realisation of these sites depends upon infrastructure some of which is not in place and may not be until the end of the plan period and beyond.

Car Parking

4.70 The plan presently requires there to be a minimum of three car parking spaces per dwelling where one of these should be provided behind the building line. The issue of car parking is, however one which is dealt with in the Strategic Plan where more specific requirements relating to different types of housing, are considered. The issue of car parking is clearly one for the Isfand as a whole and one which will be considered in the light of the emerging Strategic Plan. On this basis, the Department will require at least three spaces per dwelling in new residential development as a general policy, pending Island-wide standards to be introduced as paft of the Island Strategic Plan.

The following proposals are therefore considered appropriate for Laxey and Lonan:

L/RES/PR/1

4.69 RESIDENTIAL DEVELOPMENT WILL GENERALLY ONLY BE APPROVED WITHIN THE STUDY AREA IN THOSE AREAS DESIGNATED AS PROPOSED AND E;XISTING RESIDENTIAL. IN PARTICULA& IN THE CASE OF AGNEASH

39 NO FURTHER DWELLINGS WILL BE APPROVED ALTHOUGH, AS WILL BE THE CASE rN AREAS ZONED AS RESTDENTTAL, ALTERATTONS AND EXTENSIONS TO EXISTING PROPERTY MAY BE ACCEPTED IF SUCH PROPOSALS ARE SYMPATHETIC TO THE CHARACTER AND APPEARANCE OF BOTH THE BUILDING TO BE ALTERED AND THE SURROUNDING AREA IN GENERAL.

The Depaftment has identified those areas which it considers are suitable for residential development and is confident that this provision will satisfy the need for new housing within the plan period. As such it is felt that there will be no justification for additional dwellings to be approved outside these areas provided that the development of allocated areas is fofthcoming during the plan period.

L/RES/PR/2 - LAND AT BALLACOTLISTER: Area I

4.7O RESIDENTIAL DEVELOPMENT MAY BE PERMITTED ON THIS STTE WHERE SUCH DEVELOPMENT CONFORMS WITH THE FOLLOWING DEVELOPMENT BRIEF:

1. the site may be developed for a maximum of six dwellings.

2. any proposal for development must relate to the site as a whole and must include a landscaping scheme which is designed to minimise the impact of the development, particularly as viewed from the other side of the valley and to maximise the privacy of adjacent property.

3. existing hedgerows must be retained.

4. properties must be predominantly single storey and must be designed as individual units with a variety of house styles, taking into account the natural contours of the site.

L/RES/PR/3 - AXNFELL YOUTH HOSTEL - Area 2

4.7L THE USE OF THE STTE FOR RESIDENTIAL PURPOSES WILL BE PERMITTED ON THE BASIS OF THE CONVERSION OF THE EXISTING BUILDING OR THE ERECTION OF A NEW DWELLING IN PLACE OF THE EXISTING BUILDING. NO MORE THAN ONE RESIDENTIAL UNIT WILL BE ALLOWED IN EITHER CASE WHERE THE DEVELOPMENT RELIES UPON THE EXISTING LANE FROM THE YOUTH HOSTELTO RENCELL HILL. ALL EXISTING PERIPHERAL TREES MUST BE RETAINED AND THE DEVELOPMENT MUST BE CONNECTED TO THE MAIN SEWER IN A MANNER ACCEPTABLE TO THE DRAINAGE AUTHORITY. SHOULD AN ADDITIONAL FORM OF ACCESS BE FOUND ACCEÞTABLE TO THE DEPARTMENT, ADDITIONAL DWELLING UNITS MAY BE CONSIDERD ACCEPTABLE.

Whilst there is on the site an existing building which could physically be convefted into a number of apaftments, the existing means of access to the site is so poor that this proposal would not be acceptable to either the

40 DepaÉment of Transport or the Department of Local Government and the Environment.

L/RES/PR/4 - GRETCH VOAR FARM - Area 4

4.72 THE DEVELOPMENT OF ONE DWELLING WITHIN THIS SITE IS CONSIDERED ACCEPTABLE. THE DWELTING MUST BE DESIGNED AS A TRADTTIONAL FARMHOUSE IN ACCORDANCE WITH THE POLICIES OF PLANNING CIRCULAR 319L POLICIES 2.7 INCLUSIVE.

L/RES/PR/S - LAND ADJACENT TO ARD REAYRT - Area 5

4.73 THE DEVELOPMENT OF THIS SITE WILL BE ACCEPTABLE FOR RESIDENTIAL PURPOSES. DRAINAGE AND ACCESS MUST BE PROVIDED IN ACCORDANCE WITH THE REQUIREMENTS OF THE DEPARTMENT OF TRANSPORT. PROSPECTIVE DEVELOPERS ARE ADVISED TO CONSULT THE ISLE OF MAN WATER AUTHORIW TO ENSURE THAT AN ADEQUATE SUPPLY OF WATER MAY BE PROVIDED TO THE DEVELOPMENT.

THE SITE MUST BE THE SUBJECT OF A DETAILED LANDSCAPING PLAN WITH THE NEW PLANTING WITHIN AND AT THE PREPHERY OF THE SITE AND FACILITIES FOR CHILDREN'S PLAY PROVIDED WITHIN THE SITE. ALL EXISTING TREES ON SITE SHOULD BE RETAINED AND PROTECTED DURING AND AFTER THE COURSE OF CONSTRUCTION.

DRAINAGE SHOULD BE PROVIDED BY WAY OF A STAND ALONE TREATMENT WORKS IF SUCH A FACILITY IS PRACTICABLE AND THIS sHouLD, rF POSSTBLE SERVE THE EXTSTTNG ADJACENT DEVELOPMENT OF ARD REAYRT.

L/RES/PR/6 - LAND BETWEEN KING',S END, BALLAQUTRK LODGE AND STONERIDGE, BALLARAGH ROAD - paft of Area 7

4.74 THIS LAND WILL BE CONSIDERED SUITABLE FOR THE DEVELOPMENT OF A MAXIMUM OF THREE NEW DWELLINGS. ACCESS AND DRÁINAGE ARRANGEMENTS MUST BE MADE IN ACCORDANCE WITH THE REQUIREMENTS OF THE DEPARTMENT OF TRANSPORT. PROSPECTIVE DEVELOPERS ARE ADVISED TO CONSULT THE ISLE OF MAN WATER AUTHORITY TO ENSURE THAT AN ADEQUATE SUPPLY OF WATER MAY BE PROVIDED TO THE DEVELOPMENT.

L/RES/PR 17 - FIELDS 0013, 0008 AND 8415, BALDRINE - Area 9

4.75 RESIDENTIAL DEVELOPMENT OF THIS LAND WILL BE CONSIDERED ACCEPTABLE WHERE IT COMPLIES WITH THE FOLLOWING DEVELOPMENT BRIEF:

1. the principal access to the site must be provided from the Main Road by way of a newly created access which complies with the requirements of the DepaÉment of Transpott

4t Highways and Traffic Division. A secondary, emergency access may be required, depending upon the overall number of dwellings to be developed.

2. development must make provision for children's play and informal open space with at least 2 acres of the site dedicated for these purposes although not necessarily in just one area.

3. development must include provision of smaller homes suitable for first time buyers, although the site must be subdivided into a number of separate clusters of development with a variety of house types and densities available, separate by significant areas of open space and planting which are arranged in natural fashion within the site.

4. development must include the retention of all existing trees and hedges on site.

5. development may, in addition to the provision of housing include provision for shops, community facilities and/or a public house.

6. development proposals must be accompanied by a detailed landscaping plan which demonstrates new tree and shrub planting, pafticularly at the highest point on the site (the southern paÉ of field 0008) where built development will not be permitted.

7. proposals for development must include on site sewage treatment.

L/RES/PR/8 - LAND AT CLAY HEAD - Area 11

4.76 THIS STTE IS CONSIDERED SUITABLE FOR LOW DENSITY DEVELOPMENT OF INDIVIDUAL DWELLINGS AT A DENSITY SIMILAR TO THAT OF THE ADJACENT PROPERTIES. DEVELOPMENT PROPOSALS MUST ADDRESS THE SITE AS A WHOLE AND INCLUDE A COMPREHENSIVE I.ANDSCAPING SCHEME FOR EACH PROPERTY.

L/RES/PR/9 - LAND ADJACENT TO CLAY HEAD FARM - Area 12

4.77 THIS AREA WILL BE CONSIDERED SUITABLE FOR THE ERECTION OF ONE NEW DWELLING WHICH MAY BE SERVED BY A NEW SEPTIC TANK. SUCH A DWELLING MUST NOT ADVERSELY AFFECT THE AMENITIES OF ADJACENT PROPERW AND MUST BE SINGLE STOREY. PROVSION MUST BE MADE FOR THE TURNING OF VEHICLES WÍTHIN THE STTE SO THAT VEHICLES MAY ENTER AND EXIT THE STTE IN A FORWARD GEAR. DEVELOPMENT pRoposAls MUST ALSO TNCLUDE THE PROVTSTON, AS AN EXTENSTON TO THE PUBLIC HIGHWAY, A TURNING FACILITY FOR VEHICLES USING CLAY HEAD ROAD.

42 L/RES/PR ILO - LAND ADJACENT TO HIGHFIELD DRIVE - Area 13

4.78 THIS FIELD WILL BE CONSIDERED SUITABLE FOR RESIDENTIAL DEVELOPMENT WHERE THIS MAY INCLUDE DEVELOPMENT AT A RELATIVELY HIGH DENSITY TO INCORPORATE PROVISION FOR FIRST TIME BUYERS. DEVELOPMENT MUST HOWEVER ACKNOWLEDGE THE EXISTENCE OF THE SITE OF ARCHAEOLOGICAL INTEREST AND MANX NATIONAL HERITAGE MUST BE CONSULTED PRIOR TO THE FORMULATION OF DEVELOPMENT PROPOSALS. ACCESS TO THE SITE MAY BE PROVIDED FROM THE BALDRINE ROAD THROUGH FIELD 6254 ALTHOUGH NO DWELLINGS WILL BE PERMITTED IN THIS FIELD. FACILTTIES MUST BE INCLUDED IN ANY DEVELOPMENT PROPOSAL FOR CHILDREN'S PLAY. EXISTING TREES ON SITE SHOULD GENERALLY BE RETAINED AND PROVISIONS MADE WITHIN THE DEVELOPMENT PROPOSALS FOR THEIR PROTECTION DURING AND AFTER THE COURSE OF CONSTRUCTION.

TT IS LIKELY THAT THERE WILL BE NO MAINS DRAINAGE AVAILABLE TO THrS SITE DUE TO AVATLABLE ACCESS, TOPOGRAPHY AND CAPACTTY rN THE EXISTING SYSTEM. AS SUCH PROPOSALS FOR DEVELOPMENT MUST INCLUDE ON SITE SEWAGE TREATMENT.

L/RES/PR ILL - MAIN ROAD, NORTH BALDRINE - Area 14

4.79 THIS PLOT WILL BE CONSIDERED SUITABLE FOR THE DEVELOPMENT OF ONE DETACHED PROPERTY DESIGNED GENERALLY IN ACCORDANCE WITH PLANNTNG CTRCULAR 3l9L POLTCTES 2-7 TNCLUSTVE. DEVELOPMENT PROPOSALS MUST INCLUDE PROVISION FOR ACCESS ONTO THE MAIN ROAD WHICH IS DESIGNED WITH APPROPRIATE VISIBILITY SPLAYS.

L/RES/PR lL2 - LAND ADJACENT TO BALLACANNELL - Area 17

4.80 RESIDENTIAL DEVELOPMENT MAY BE PERMITTED ON THIS SITE WHERE THIS COMPLIES WITH THE FOLLOWING DEVELOPMENT BRIEF:

1. development must include a mixture of house types and densities with the density of development decreasing and space between dwellings increasing as one proceeds towards the noÉh eastern end of the site to result in a density and style of housing adjacent to "Langdale" similar to these existing dwellings to the north of the development site. Development may include high density, staÊer homes. The houses to be built on the site must be designed so as to have variety and interest with a range of designs, materials and finishes and should avoid the use of light coloured dash, brick or render so as to minimise the impact of the development as viewed from fuÉher afield.

2. the detailed submission must include a landscaping scheme which makes provision for the breaking up of the buildings and the softening of the edge of the development on its western side. This must be complemented by a layout which does not

43 present a reg¡mented line of buildings along the western boundary.

3. detailed proposals must include full details of the connection of the new development to the main sewer.

4. the layout must include useful parcels of properly located open space which may be used for children's play.

5. at least 20m must be maintained between the fronts and/or rears of new dwellings proposed within this site and the rear of existing propefi where these are directly alongside each other taking into account future proposals for conseruatories and garages. The layout and landscaping proposals must take account of the proximity of existing propefties and as most of these will be lower than the proposed dwellings, care must be taken to avoid overlooking or diminution of the privacy or amenities of the existing adjacent dwellings.

6. no vehicular access may be provided to seryice the site directly onto Croit-e-Quill Road due to the narrow nature of this highway and the proximity of existing propefties to both the road and the Ianeways leading to the development site.

L/RES/PR/13 - LAND BETWEEN *WHEATCROFT" AND BALLARAGH OLD FARMHOUSE, BALLARAGH - Area 19

4.81 DEVELOPMENT OF TWO TRADITIONALLY STYLED NEW DWELLINGS MAY OCCUR ON THIS SITE. DEVELOPMENT PROPOSALS MUST BE ACCOMPANTED BY PROVTSTONS FOR OFF ROAD PARKTNG, TURNTNG OF VEHICLES WITHIN THE SITE AND LANDSCAPING TO MINIMISE THE IMPACT OF THE NEW BUILDINGS. THE DWELLTNGS MUST BE DESIGNED TO BE DIFFERENT FROM EACH OTHER TO PROMOTE A RANDOM APPEARANCE.

L/RES/PR I L4 - CAR PARKTNG

4:82 IN THE INTERESTS OF CONSERVING THE TRADITIONAL CHARACTER AND APPEARANCE OF THE AREA THE DEPARTMENT WILL ADOPT A FLEXIBLE APPROACH TO THE REQUIREMENT FOR CAR PARKING IN ASSOCIATION WITH EXISTING PROPERTY INASMUCH AS WHERE IT IS POSSIBLE TO PROVIDE CAR PARKING FOR THE USE OF THE BUILDING CONCERNED THE DEPARTMENT WILL EXPECT THE PROVISION OF PARKING FOR RESIDENTS IN THE CASE OF RESIDENTIAL PROPERTY AND STAFF AND CUSTOMERS IN THE CASE oF CoMMERCTAL PROPERW. HOWEVE& WHERE THE PROVTSTON OF CAR PARKING WOULD BE DETRIMENTAL TO THE APPEARANCE OR CHARACTER OF THE AREA" CAR PARKING STANDARDS MAY BE RELAXED.

L/RES/PR/ls

4.83 NOTWITHSTANDING THE ABOVE, THE DEPARTMENT WILL REQUIRE

44 THE PROVISION OF 3 CAR PARKING SPACES PER UNIT WHERE AT LEAST ONE OF THE SPACES IS RETAINED WITHIN THE CURTILAGE AND BEHIND THE FRONT OF THE DWELLING. IN THE CASE OF RESIDENTIAL TERRACES, THE DEPARTMENT WILL GENERALLY REQUTRE 3 SPACES pER UNIT WHrCH rF NOT PROVTDED WrrHrN THE RESIDENTIAL CURTILAGE SHOULD BE LOCATED AS CLOSE AS POSSIBLE TO THE UNITS TO BE SERVED WITHOUT COMPROMISING RESIDENTIAL AMENITY. IN THE CASE OF APARTMENTS THE DEPARTMENT WILL GENERALLY REQUIRE ONE SPACE PER BEDROOM TO BE PROVIDED.

45 5 INDUSTRY

5.1 There are a number of industrial outlets within the village of Laxey but none in the outlying areas of Lonan, The largest industrial struc.ture is the Great Laxey Wheel which is no longer a working wheel insofar as the mines are no longer operational and no longer require water to be pumped from them. The village also has large industrial buildings at the Flour Mills off Mill Road close to Laxey Glen where there is also the local joinery business (The Village Workshop). There are smaller outlets in the form of the garage/workshop complex at the bottom of Church Hill and the garage off Ramsey Road (Princes Motors) and there is the large building known as the Pipe Factory situated off Shore Road/the promenade which is used in part for pipe manufacture (see also paragraphs 3,4 and 3.15). There are also the woollen mills on Glen Road which are also a popular tourist attraction.

5.2 The various industrial outlets within the village represent an opportunity for local employment and boost the use of local shops and facilities. Whilst this is generally encouraged, it is important to ensure that the operation of these enterprises is not detrimental to the enjoyment of the area by local people and tourists. It is felt that the existing outlets do not present a problem in this respect and their continued operation should be supported where possible and practicable. It is not felt however that there is either need nor opportunity for the development of any new or large scale industrial development in the area.

5.3 There is a relatively large building situated off Glen Road, accessed by a small bridge over the Laxey River. This was designated in the 1989 Laxey Local Plan as being suitable for Offices. However, the building has most recently been used (with planning approval) as a film studio and has permission for the installation of new windows (PA 0410846) and for use as a warehouse for the storage of windows and associated items (PA 04/0892). It is considered that, should the need for a film studio be removed, the building may be suitable for industrial usage (as an alternative to offìce or residential use). Any proposals for industrial use should specify exactly what this use is to be and it should be made clear that industrial usage will only be acceptable where this will not be detrimental to the amenities of adjacent property through noise, traffìc, etc.

5.4 As such, it is felt that the following policies are appropriate for industrial development in the study area: L/rND/PR/1

5.5 WHERE LAND rS DESTGNATED FOR TNDUSTRY, THE ACCEPTED USE OF THIS LAND WILL BE FOR LIGHT INDUSTRIAL PURPOSES AS IS DEFINED IN THE 1982 DEVELOPMENT PLAN ORDER: THAT IS

"light industrial building (not being a special industrial building) in which the processes carried on or the machinery installed are such as could be carried on or installed in any residential area without detriment to the amenity of the area by reason of noise, vibration' smell, fumes, smoke, soot, ash, dust or grit or undue generation or traffic or parking of vehicles". (Part 1, paragraph 2 - page 2).

46 LltNDlPRl2

5.6 INDUSTRIAL DEVELOPMENT WILL NOT GENERALLY BE PERMITTED OUTSIDE THOSE AREAS SO DESIGNATED ON THE PLANS WITH THE EXCEPTION OF THE USE OF BUILDINGS WHICH ARE OF PARTICULAR INTEREST OR MERIT AND WHERE IT CAN BE DEMONSTRATED THAT THE PROPOSED USE WILL RESULT IN INVESTMENT AND IMPROVEMENT IN THE BUILDING AND WHERE THIS WILL NOT ADVERSELY AFFECT THE AMENITIES OF ADJACENT LAND USERS.

47 6 TRAFFIC AND PEDESTRIANS

Laxey

6.1 Laxey is characterised by one maÍn through route (A2 New Road/Ramsey Road) wÍth various smaller roads winding their way through the rest of the village. Most of the roads in Laxey are narrow with limited opportunities for passing and many of the roads are steeply sloping due to the topography of the area. Traffic passing through the village have two choices of route - one along New Road which runs through the heart of the village and where there is much on street parking and access points joining the road with limited visibility for driver, or to negotiate Old Laxey Hill and Minorca Hill with their gradients, limited wídth and corners. Various traffìc calming and controlling measures have been introduced: a speed limit through the village of 20 miles per hour has been introduced, re-prioritisation of the traffic flow on Minorca Hill has been brought in along with demarcation of where it is considered appropriate to park and the Department of Transport would wish to discourage traffic from using Old Laxey Hill and Minorca Hill as a shoft cut through the village. The various schemes have enjoyed a varied degree of success, traffic flow may still be interrupted on Minorca Hill due to the lack of passing places and the tendency/requirement of local residents to park their vehicles on the hill itself due to a lack of on-site parking next to the dwellings. These problems are to a great extent insurmountable unless the Hill is made one-way which is not something which is favoured by local people.

6.2 There are a few public footpaths which run through Laxey: the main one is the Raad ny Foillan which runs along the A2 up to Fairy Cottage where the footpath turns down and leads to Laxey promenade along the beach. Other footpaths run along Glen Road, up to Axnfell and in various areas throughout the rural hinterland which surrounds Laxey.

Agneash

6.3 Agneash has only one road leading to it and this, as has been stated previously is narrow and winding with only limited opportunities for passing. There is a small parking area in the middle of the hamlet which is used for some of the vehicles brought by the many walkers who visit the area. There are two main public footpaths which lead from Agneash, one to Snaefell Mines and the other towards Ballaragh.

Other Parts of Lonan Parish

6.4 Lonan has a great number of roads, many of which are typical narrow country roads which add considerably to the character of the countryside in which they are located. It is proposed to protect the character of these roads and to generally presume against developments which adversely affect the character or appearance thereof. It should be noted that in many cases the road infrastructure will dictate against new development - Glen Roy, Ballaragh and Agneash are prime examples: Clay Head Road is narrow and winding although there are a significant number of propefties already using the road and where a small amount of additional development would not be objectionable on the basis of the level of use of the road at present.

48 Conclusions

6.5 Laxey has problems with the passage of vehicles through and within the village where the traditionally narrow and winding roads were not designed for modern vehicles. In the same respect where the roads are narrow there is often insufficient space available for pedestrian footways and there may be conflict between pedestrians and car users. However, due to the relatively slow speed of traffic within the village this conflict is minimal. It should also be borne in mind that the Manx Electric Railway and Snaefell Mountain Railway run through the village which cross both pedestrian and vehicular routes, producing a unique form of traffic control, Traffic calming measures may be the only realistic way of reconciling traffic and vulnerable road users. The cost of such schemes can be considerable and often traffic safety measures conflict with a demand for a subtle and minimalist approach to roads and signage as demanded within a Conseryation Area.

Flace of workfor residents of Laxey and Lonan, 2001

s00 400 300 Ll Laxey 200 I Lonan 100 0 ËË Ë åË* r s HË= Ë E Ë ËË å I* Ëä EËË Table 4

6.6 The most current information (2001) reveals that the majority of residents in Laxey and Lonan work in Douglas with the most popular places of work behind these as Laxey, Lonan and Onchan, then Ramsey, Braddan and Malew. The following table illustrates the oriEin of those who work in Laxey and Lonan.

Origin of people working in Laxey and Lonan (2001)

200

150

100 I Laxey 50 tr Lonan

0 E tË g Ë €öË E åË s Ë f ãË Ë Ë ËË ËË oñ4= Table 5

49 This illustrates how the vast majority of people who work in Laxey and Lonan emanate from the same are, others coming mainly from Douglas, Ramsey and Onchan. This emphasises the importance of the A2 within, north and south of Laxey as a through route with litLle in the way of alternative routes. Whilst there may be solutions in engineering terms which may ameliorate some of the traffic problems in Laxey, solutions such as widening roads, removing walls and promoting more hard surfacing to provide additional car parking spaces, this may not always be supporting the interests of conservation and care must always be taken in preparing any traffic scheme to ensure that this is not contrary to the interests of the Conservation Area. Similarly, it may be physically possible to widen the highway where the road to Agneash is particularly narrow, however, it is unlikely that such a proposal will be sympathetic to the rural nature of the area.

6.7 It is considered that the following proposal and recommendation are appropriate for Traffic and Pedestrians in the study area:

LlrP lPRl t

6.8 WHILST TRAFFIC MANAGEMENT WILL GENERALLY BE ENCOURAGED THROUGHOUT THE AREA PLAN AREA, NO SCHEME WILL BE APPROVED WHERE THIS IS DETRIMENTAL TO THE NATURAL CHARACTER OF THE RURAL PART OF THE STUDY AREA OR THE CHARACTER OR APPEARANCE OF THE CONSERVATION AREA. LlrPlR.lL

6.9 THE DEPARTMENT WILL GENERALLY ENCOURAGE THE DEPARTMENT OF TRANSPORT IN THE DESIGNATION OF NEW FOOTPATHS AND PUBLIC RIGHTS OF WAY WTTHIN THE STUDY AREA.

50 7 ARCHAEOLOGY,CONSERVATTONAREASAND REGTSTEREDBUTLDTNGS

Archaeology

7.L Laxey and Lonan accommodate a number of sites of archaeological or other heritage interest and importance Some are major tourist attractions in their own right, others are significantly less well known; what is common to all of them is that they combine to provide the area with a cumulative sense of heritage. The Cloven Stones in Packhorse Lane, Baldrine, together with its better known neighbour, King Orry's Grave in Laxey, are reminders of prehistoric civilisations and beliefs which existed many thousands of years ago, whilst Laxey Wheel and other mining remains (such as the miles of water channels which provided its power) attest to the industry which directly led to the development and enlargement of Laxey during the 19th and 20th centuries, (In addition to Conservation Area status, Laxey Wheel and the lead mines complex has been suggested as being a candidate for designation by UNESCO as a World Heritage Site). Manx National Heritage on behalf of the Government pursuing the designation of UNESCO World Heritage Site status for the Laxey Mines complex, which would be additional to the existing Conseruation Area status of part of the site. The Laxey and Lonan Heritage Trust are undertaking restorative and interpretative work on the railway link between the washing floors and the mines themselves.

7.2 Together, these heritage sites and equally importantly, the landscape between them, all of which is the result of human activity, define the historical character of Laxey and Lonan. The need to conserue this character through the planning process is recognised. These sites are also of significance to the island as a whole, to visitors and residents alike, in creating and maintaining our national identity: in this respect they are also invaluable in creating tourism-related interest.

7.3 It is important that development does not have a detrimental impact on these sites or their settings, Manx National Heritage should always be consulted on developments which may affect sites of impotance for archaeology. The Plans show some sites of archaeological importance which are either relevant to proposed residential developments or are of other interest. Inclusion on these maps does not imply public access. There is every likelihood that other sites exist: the absence from the maps of a marker indicating archaeological features should not be taken to mean that an area is necessarily without archaeological interest or potential.

Conservation Area

7.4 The Laxey Conservation Area was formally adopted by Tynwald in 1990 and the boundaries were also shown in the Local Plan adopted by Tynwald in 1989. The Area is relatively far-reaching and includes most of the village of Laxey. The Area begins part way down Old Laxey Hill including the promenade and travels west along the Manx Electric Railway line to "Thie my Chree" where the boundary runs up to New Road and runs along the A2 until Rencell Hill where it runs along Lower Rencell and heads towards and includes all of the Laxey Glen. Some of the built up part of Baldhoon Road in included before the Area travels north toward and along Dumbell's Terrace (Mines Road) to include the Great Laxey Wheel before turning bacÇ joining New Road at Princes Motors to run close to the Manx Electric Railway line to just before the camp site where the boundary drops below the Manx Electric Railway line and the School to join the bottom of Minorca Hill. The boundary finishes by running up the Raad ny Foillan to re-join the Manx Electric Railway line for a short way before dropping back down to reach the harbour.

51 7.5 There has been general support from those who have responded to the Issues and Options documents for the principle of conservation and the establishment of a Conseryation Area in Laxey. However, there has been some suggestion that the existing Conseruation Area should be the subject of further study to ensure that the boundaries are drawn such that they include all the buildings and features of interest and do not include those which are not wofthy of inclusion. There has been concern expressed that the Area includes too many buildings and should be reduced. Others may suggest that there are buildings which should be included eg. properties on Minorca Hill, which are presently outside the Area.

7.6 There are no Conseruation Areas in Agneash or the settlement of Lonan. It has been suggested that Agneash should at least be the subject of a study to discover whether Conservation Area status is appropriate and this is generally accepted although it should be emphasised that Conseruation Areas should only be designated where the Department is persuaded that the area is "of special architectural or historic interest" and where it is desirable to preserye or enhance the character or appearance of the area (1991 Town and Country Planning Act. 12.(1). Conseryation Areas should not be designated where the desire is simply to protect the area from fufther development which is something taken into account when the area plan does or does not designate land for development.

Registered Buildings

7.7 There are only two buildings in Laxey which are contained within the Registered Buildings Register these being Christ Church (RB 85) and the Working Men's Institute (RB 227).In Lonan, the only Registered structure is St Adamnan's Church (RB 13). Several other buildings have been suggested for consideration for Registered Building status and these are as follows:

1. Flour Mills, Laxey 2. Pipe Factory, Laxey 3. Dumbell's Terrace, Laxey 4. The Great Laxey Wheel (although this is already listed under Section 13 of the Manx Museum and National Trust Act 1959) 5. Glen Road Methodist Chapel (now Palladion House), Laxey 6. Sunnycroft Mansion, Ramsey Road, Laxey 7. Hillcrest House, Baldhoon Road, Laxey 8. St. George's Woollen Mills, Laxey 9. Laxey Working Men's Institute, New Road, Laxey 10. various road and rail bridges within Laxey 11. The Mines Tavern, Laxey 12. Mines House, Laxey 13. Croit Kilvyne, Laxey 14. Ruskinville, Laxey 15. Social Cottage, Lonan 16. Garwick Mill, Lonan L7. Laxey Glen Hotel buildings 18. Manx Electric Railway car sheds (Lower Rencell Hill), Laxey 19. Laxey Railway Station 20. Laxey Glen Pavilion 21. Laxey Glen Gardens in total 22. the fìrst Snaefell station (at the Snaefell sheds depot), Laxey 23. Glamorgan House, South Cape, Laxey 24. the bridges associated with Laxey Wheel

52 25. "Waterside", Ramsey Road, Laxey 26. Ravenscliffe, New Road, Laxey 27.the stone outbuildings between Shore and Tent Roads 28. Glen Roy Farm, Lonan 29. King Orry House, Ramsey Road, Laxey 30. Laxey Glen Hotel 31, Manx Engineers, Laxey 32. Lower Ballacollister 33. Poyllvilla 34. Coach and Horses Hotel 35. the Laxey washing floors, the mines railway tunnel and the Snaefell mines complex.

The Department has already commenced studies of some of the buildings on this list with a view to possible Registration where the buildings are considered wotthy of such designation,

Conclusions

7.8 Wherever the boundaries are drawn, it is clearly evident that much of Laxey is worthy of preservation and protection from unsympathetic development. It is just as important however, for Conseryation Areas and Registered Building status to be adopted and applied only where this is worthy of such status in order for the Conseruation and Registration processes to retain their importance. It is suggested therefore that further study is undertaken into the appropriateness of the boundaries of the current Conse¡vation Area and into the buildings within the study are which should be Registered and the provisions of the Town and Country Planning Act 1991 applied accordingly, It is therefore considered appropriate that the following policy and proposal are applied to the area plan area:

L/CRB/PR/I - ARCHAEOLOGY

7.9 NO DEVELOPMENT WILL BE APPROVED WHERE THIS ADVERSELY AFFECTS EITHER A FEATURE OF ARCHAEOLOGICAL IMPORTANCE OR THE SETTING OF SUCH A FEATURE. MANX NATIONAL HERITAGE MUST BE CONSULTED PRIOR TO THE FORMULATION OF ANY DEVELOPMENT PROPOSALS NEAR TO SITES OF SUCH IMPORTANCE: IN PARTICULAR IN THE CASE OF DEVELOPMENT AREAS 5, 13 AND 19.

L/CRB/PR/2 - CONSERVATTON AREA

7.LO THE DEPARTMENT SHOULD UNDERTAKE FURTHER STUDY INTO THE APPROPRIATE BOUNDARY FOR THE LAXEY CONSERVATION AREA.

L/CRB/PR/3 - AGNEASH CONSERVATTON AREA

7.LL THE DEPARTMENT SHOULD UNDERTAKE A STUDY INTO THE APPROPRIATENESS OF THE DESIGNATION OF A CONSERVATION AREA IN AND/OR AROUND AGNEASH.

L/CRB/PR/4 - CONSERVATTON AREA STATUS

7.L2 WHERE AN AREA IS DESIGNATED AS A CONSERVATION AREA, SPECIAL ATTENTION MUST BE PAID DURING THE CONSIDERATION OF ALL

53 PLANNING APPLICATIONS WITHIN THE AREA, TO THE DESIRABILIW OF PRESERVING OR ENHANCING ITS CHARACTER OR APPEARANCE IN ACCORDANCE WITH THE TOWN AND COUNTRY PLANNING ACT 1991 (L2.(4).

L/CRB/PR/s - REGTSTERED BUTLDTNGS

7.L3 THE DEPARTMENT SHOULD UNDERTAKE A STUDY INTO THE APPROPRIATENESS OF THE INCLUSION OF THE BUILDINGS LISTED AT PARAGRAPHT.T ON THE PROTECTED BUILDINGS REGISTER.

L/CRB/PR/6 - LAXEY WHEEL AND THE MrNES COMPLEX

7.L4 THE IMPORTANCE OF LA]XEY WHEEL AND THE MINES AS INTERNATIONALLY SIGNIFICANT AND THE INNOVATIVE AND UNIQUE REMAINS OF THE LEAD MINING INDUSTRY IS RECOGNISED AND THE ATTAINMENT OF UNESCO WORLD HERITAGE STTE STATUS FOR THE SITE IS TO BE ENCOURAGED.

54 HARBOUR AND RIVERS

Harbour

8.1 The 1989 Local Plan recognised the impoftance of Laxey's harbour for pleasure craft and confirmed that is was at full capacity in terms of the number of potential boats to be accommodated. The local plan also recognised that there was limited scope for expansion but recommended that a programme of environmental improvements be introduced. The Old Laxey Study reconfirmed that the Harbour was working to full capacity with 53 moorings and approximately 30 persons on the waiting list. Whilst the harbour is popular it is restricted due to the severe easterly and south easterly winds which may prejudice the safety of boats moored on the side of the pier.

Rivers

8.2 There are a number of rivers flowing through the study area all of which are impoftance for different reasons. Glen Agneash flows through Agneash and joins Glen Mooar and eventually the Laxey River, Laxey derives its name from the Norse "Laxa" meaning Salmon River and the Laxey River forms an attractive feature through the centre of Laxey and forms a pleasant opportunity for pedestrian movement alongside the river, avoiding Glen Road. The Glen Roy River runs from the west of the village under New Road and the Manx Electric Railway line and joins the Laxey River close to the Woollen Mills. Strooan ny Quill flows from the Grawe Reseryoir down alongside the public footpath and the minor road to cross underneath the A2 to flow into the sea blow Fairy Cottage. All the rivers are attractive features in their pwn right and many support fish and other wildlife. The Glen Roy section of the Laxey stream is one of the few streams on the Island of extremely high quality and still retains much of its natural integrity and character. In keeping with this it has the best run of salmon on the Island, despite being of the smaller river systems. Department of Agriculture, Fisheries and Forestry's salmon hatchery is sited on the Glen Roy leg of the river because of the high quality of the water. The Agneash section still retains much of its character also, but is affected by mineral releases from the mine workings and the Laxey Engineers mill pond and overflow.

Conclusions

8.3 Whilst it may be possible to physically increase the capacity of the harbour for craft, it must be remembered that the harbour is visited by many tourists and local people and is an attractive and important feature in itself. It is impoftant therefore not to undermine or destroy this character by commercial expansion. There are other ways in which the area could be improved such as enhanced lighting, co-ordinated street furniture, better signage etc.

8.4 The various rivers which flow through the study area are considered important and the Department would wish to protect these elements against unsympathetic development wherever possible. It is considered desirable therefore to adopt the following policies for the study area in respect of its harbour and rivers:

L/HR/PR/1

8.5 WHILST THE DEPARTMENT WOULD NOT OPPOSE THE PRINCIPLE OF THE EXPENSION OF THE CAPACITY OF THE HARBOUR IN TERMS OF ITS

55 MOORTNGS OR BERTHS, NO DEVELOPMENT WILL BE APPROVED WHERE THIS WOULD DESTROY OR ADVERSELY AFFECT THE CHARACTER OR ATTRACTIVE APPEARANCE OF THE HARBOUR AS tT PRESENTLY EXISTS.

L/HR/PR/2

8.6 THE DEPARTMENT WOULD ENCOURAGE THE PRODUCTION AND IMPLEMENTATION OF A LIGHTING, STREET FURTNITURE AND SIGNAGE SCHEME FOR THE HARBOUR AND PROMENADE AREA CO.ORDINATING THESE ELEMENTS TO ENHANCE THE HARBOUR AREA. LlHRlPzl3

8.7 NO DEVELOPMENT WILL BE APPROVED WHERE THIS WOULD ADVERSELY AFFECT THE APPEARANCE OR QUALITY OF THE RIVERS WITHIN THE AREA OR THE WILDLIFE WHICH THE RTVERS SUPPORT. CLOSE CONSULTATION WITH THE DEPARTMENT OF AGRICULTURE, FISHERIES AND FORESTRY SHOULD BE UNDERTAKEN TO PROTECT THE INTEGRITY AND QUALITY OF THE WATER AND THE DEPARTMENT OF TRANSPORT AS THE AUTHORITY FOR THE ISLAND'S RIVERS. AfiENTION SHOULD ALSO BE PAID TO THE MEANS OF DISPOSAL OF SURFACE WATER SUCH THAT OVERLOADING OF SURFACE WATER DRAINAGE AREAS DOES NOT OCCUR AND DOES NOT AFFECT THE AREA'S WATER COURSES.

56 CAR PARKING

9.7 The 1989 Local Plan recognised the fact that the topography of the area tended to dictate where car parking is possible. The principle areas where car parking is available include New Road close to the commercial area, parts of Glen Road and the promenade. Whilst parking is provided at Dumbell's Terrace this has to accommodate the vehicles of both tourists and residents and creates a very large expanse of hard surfacing which is not in itself conducive to the traditional amenities of the Conservation Area. There is also parking at the entrance to Laxey Glen (and indeed the area of car parking has been significantly increased since the creation of the upper area of parking in Laxey Glen) but again this doubles up to cater for those visiting the local shops, the pubtic house, restaurant and the Glen. The 1989 Plan contained recommendations to deter the provision of more on street parking, particularly on New Road and recommended that improvements be undeftaken to existing car parking areas. In addition, the plan contained specific car parking standards to be applied within Laxey.

9.2 Responses by the public were varied, most recognising the limited opportunity for increased car parking facilities but many hoping for increased provision pafticularly in the viciniÇ of the local shops. Most persons suppofted the proposal for a requirement for at least two spaces to be provided per new dwelling. It has been suggested that the shortage of parking for the commercial facilities in the vicinity of the post office could be helped be the introduction of short stay parking alongside the Laxey Glen Hotel, leaving longer stay parking at the upper level and one hour stay controlled parking be introduced and enforced on New Road from the Mines Tavern to the bus shelter. Laxey Village Commissioners also suggested that the introduction of chevron (angled) parking along the Promenade would be an improvement.

Conclusions

9.3 Whilst it may be desirable to provide more parking spaces within the area, it will be difficult to provide these whilst still trying to retain the character of the area and it may be more realistic to try to retain and enhance what is already provided. The limited parking facilities available at Ballacannell may be improved if the development approved on the adjacent site is completed in accordance with the approved scheme. In Agneash it would be virtually impossible to increase the amount of car parking available either to individual properties or to the public without jeopardising the rural and informal character of the hamlet.

9.4 Within Laxey village one of the more pressing problems is the lack of on street parking for the various retail outlets situated on New Road which has been attributed as part of the cause of the decline of the village shops, making them less attractive to passing trade, Due to the relatively high density of development here it is difficult to envisage more car parking being created although the introduction of short stay parking in ceftain areas to seryice the commercial operations in the centre of Laxey. As such, the Department would recommend a balanced approach to the issue of car parking, encouraging the pròvision of such parking where it is possible and where this is not detrimental to the character or appearance of the area incorporated in the following proposals and recommendations which will be applied to the Plan area until such times as the Island Strategic Plan sets out adopted car parking policies for the whole of the Island (see paragraph 1.12):

57 LlcPlpRll - PARKTNG WTTHTN THE CONSERVATION AREA

9.5 IN THE INTERESTS OF CONSERVING THE TRADITIONAL CHARACTER AND APPEARANCE OF THE AREA THE DEPARTMENT WILL ADOPT A FLEXIBLE APPROACH TO THE REQUIREMENT FOR CAR PARKING IN ASSOCIATION WITH EXISTING PROPERTY INASMUCH AS WHERE IT IS POSSIBLE TO PROVIDE CAR PARKING FOR THE USE OF THE BUILDING CONCERNED THE DEPARTMENT WILL EXPECT THE PROVISION OF PARKING FOR RESIDENTS IN THE CASE OF RESIDENTIAL PROPERTY AND STAFF AND CUSTOMERS IN THE CASE OF COMMERCTAL PROPERTY. HOWEVE& WHERE THE PROVISION OF CAR PARKING WOULD BE DETRIMENTAL TO THE APPEARANCE OR CHARACTER OF THE AREA, CAR PARKING STANDARDS MAY BE RELÐGD.

LlcPlPRl2 - NEW HOUSTNG

9.6 NOTWITHSTANDING THE ABOVE, THE DEPARTMENT WILL REQUIRE THE PROVISION OF 3 CAR PARKING SPACES PER UNIT WHERE AT LEAST ONE OF THE SPACES IS RETAINED WITHIN THE CURTILAGE AND BEHIND THE FRONT OF THE DWELLING. IN THE CASE OF RESIDENTIAL TERRACES, THE DEPARTMENT WILL GENERALLY REQUIRE 3 SPACES PER UNIT WHICH IF NOT PROVIDED WTTHIN THE RESIDENTIAL CURTILAGE SHOULD BE LOCATED AS CLOSE AS POSSIBLE TO THE UNITS TO BE SERVED WITHOUT COMPROMISING RESIDENTIAL AMENIW. IN THE CASE OF APARTMENTS THE DEPARTMENT WILL GENERALLY REQUIRE ONE SPACE PER BEDROOM TO BE PROVIDED.

LlcPlPRl3 - NEW COMMERCTAL AND TNDUSTRTAL DEVELOPMENT

9.7 NOTWITHSTANDING 9.5 ABOVE, THE DEPARTMENT WILL REQUIRE THE pRovrsroN oF ADEQUATE CAR PARKTNG rN NEW COMMERCTAL AND INDUSTRIAL DEVELOPMENT TO CATER FOR THE LIKELY WORKFORCE TO BE EMPLOYED AND ALSO FOR VISITORS WHO ARE LIKELY TO VISIT THE PREMISES. THE AVAILABILITY OF EXISTING ON.STREET PARKING WILL BE TAKEN INTO ACCOUNT WHEN ASSESSING THE NEED FOR ON-SITE PARKING.

LlcPlRlL - AREAS OF PUBLTC CAR PARKTNG

9.8 THE DEPARTMENT WOULD RECOMMEND THE VISUAL IMPROVEMENT TO AREAS OF PUBLIC CAR PARKING WHERE THIS IS CONSIDERED DESIRABLE, BY APPROPRIATE SURFACING TREATMENT AND THE INTRODUCTION OF TREE AND SHRUB PLANTING, PARTICULARLY OPPOSITE DUMBELL'S TERRACE AND OFF SHORE ROAD.

LlcPlR.l2 - sHoRT STAY PARKTNG

9.9 THE DEPARTMENT WOULD RECOMMEND THE SHORT STAY PARKING IS INTRODUCED IN THE CAR PARK ALONGSIDE THE LAXEY GLEN HOTEL TO FACILITATE CAR PARKING TO SERVE THE VARIOUS COMMERCIAL OUTLETS NEARBY.

58 10 EDUCATION

10.1 Laxey School is situated on Quarry Road off Minorca Hill. The school is very well attended to the effect that despite the School having been extended, the School has more or less reached its limit in terms of pupil capacity. The School currently (2002) educates 235 young children and these children emanate from the following areas:

48o/o from Laxey 24o/o from south of Glen Roy I2olo from Baldrine 60lo from nofth east of Laxey 8olo from north of Glen Roy and 2o/o lrom Baldrine Road.

The school's capacity is 250 pupils based upon an average class size of 25 to 30 children. t0.2 There is very little opportunity for the existing school to expand due to its location, the size of the site and the fact that the site is landlocked, making it also viftually impossible to install temporary accommodation to address any immediate shortfall in capacity. Whilst the Laxey Commissioners have assisted the School by making available to it the camp site outside of those times when it is required for campers, this still does not provide the School with any more school rooms or building space.

10.3 In addition to problems of capacity the School does not enjoy good access: Minorca Hill is narrow with limited opportunity for parking and passing and Quarry Road is even worse with only one opportunity for vehicles to turn and viftually no opportunities for on street parking. The School has taken the oppottunity to try to provide as much on site parking for staff and visitors'vehicles but often this does not suffìce and is especially problematical at dropping off and picking up times. The traffic problem is known to be of concern to local residents and whilst there would seem to be little oppoftunity for resolution of the problem, the Department would encourage the Departments of Transport and Education to consider the problem and possible easements or solutions wherever the oppoftunity should arise. One step which has been taken is to encourage parents to drop children off and pick them up on Glen Road whereupon the children would walk to and from the School via a footpath which runs up the bank.

I0.4 One solution to the problem of the lack of capacity could be to develop a completely new school elsewhere in the study area. However the opportunities for this are limited due to the topography of the area in general. It is a little difficult to predict future pupil numbers due to the "chicken and egg" situation where development may not proceed until the school capacity is increased but that pupil numbers will not increase significantly to possibly justify significant expansion of the school capacity ' until fufther development occurs. Also, as the school population outside Laxey is scattered around the periphery of the village in all directions, it would be difficult to locate a new school such that it was conveníent to all pupils. It may be the case however, that expansion of the Dhoon School in Glen Mona may provide additional accommodation for school children from the north of the study area. This would have the effect of relieving the pressure on Laxey School and, if a new school is requíred, making more sensible the choice for a site in the south of the study area where more opportunities for such development are available.

59 10.5 It has been suggested that land should be set aside for the purpose of developing a new school and that one location for such a development would be in the Baldrine area: in pafticular, fields 614733 and 6L4729 to the south of Baldrine Road and to the west of the Main A2 as it enters Baldrine have been suggested as suitable. These fields are currently in agricultural use but could be developed and the site is also very close to the Manx Electric Railway which could be used as a means of transport to school to reduce car journeys to the site. The northerly field, 614729 is more visible and prominent that the lower field and as such it is considered that buildings should be concentrated in field 614733 and that field 614729 should remain free from buildings with playing fields and public open space included on this part of the site.

10.6 Another site which has been suggested as being suitable for the development of a new school is land between Area 17 and Lonan Church (fields 612409, 6L24L2 and 6L24tL). This is an elevated site and would not be as easily absorbed into the countryside as the site identified earlier. However, the site has the signifìcant advantage of being within walking distance of a great many school children - a policy strongly advocated by the Department of Transport.

t0.7 It is, however imperative, whatever the solution to the current school overcrowding problem, that future residential development is controlled such that the existing school facilities are not stretched beyond their capacity. As such, the Department has taken the unusual step of including within the area plan a policy which presumes against development which would result in a school population which, in the opinion of the Department of Education could not be satisfactorily accommodated in the existing school, or in nearby schools (Onchan, Ashley Hill and the Dhoon Schools).

10.8 It is therefore appropriate to apply the following policies and recommendation to the Laxey area plan in respect of its provision for Education:

LIED lPRl L

10.9 NO DEVELOPMENT WILL BE APPROVED IN THE STUDY AREA WHERE THIS WOULD RESULT IN AN INCREASE IN SCHOOL CHILDREN LIKELY TO ATTEND LÆ(EY SCHOOL, OR SCHOOLS rN THE VTCTNTTY OF THE STUDY AREA AND WHERE THE DEPARTMENT OF EDUCATION RECOMMENDS THAT THE EXISTING SCHOOLS HAVE INSUFFICIENT CAPACITY TO ACCOM MODATE THESE CHILDREN. LlEDlPRl2

10.10 WHERE PROPOSALS ARE SUBMITTED TO ALTER OR EXTEND LAXEY SCHOOL ATTENTION MUST BE PAID TO THE PROBLEMS OF ACCESS AND PARKING IN AND AROUND THE SCHOOL AND PROPOSALS MUST BE INCLUDED TO IMPROVE THESE ASPECTS WHEREVER POSSIBLE.

LlEDlPR.l3

10.11 NOTWTTHSTANDING THE ABOVE, FTELDS 6L24L\ 6L24L2 AND 612409 TO THE EAST OF LONAN CHURCH WILL ALSO BE CONSIDERED SUITABLE AS AN ALTERNATIVE SITE FOR THE ERECTION OF A PRIMARY SCHOOL TO SERVE THE LAXEY AND LONAN AREA. DEVELOPMENT OF THESE FIELDS FOR A NEW SCHOOL MUST INVOLVE SUÍTABLE ACCESS BEING PROVIDED TO THE REQUIREMENTS OF THE DEPARTMENT OF TRANSPORT, ADEQUATE DRAINAGE ALSO TO THE REQUIREMENTS OF THE DEPARTMENT OF

60 TRANSPORT AND LANDSCAPING TO SOFTEN THE IMPACT OF THE DEVELOPMENT.

LlEDlPF.l4

10.12 rF rT rS CONSTDERED THAT A NEW SCHOOL IS REQUTRED rN THE LAXEY/LONAN AREA, FTELDS 6L4729 AND 614733 rN BALDRINE SHALL BE CONSIDERED SUTTABLE FOR SUCH PURPOSES. DEVELOPMENT OF THESE FIELDS FOR A NEW SCHOOL MUST INVOLVE SUITABLE ACCESS BEING PROVIDED TO THE REQUIREMENTS OF THE DEPARTMENT OF TRANSPORT, ADEQUATE DRAINAGE ALSO TO THE REQUIREMENTS OF THE DEPARTMENT OF TRANSPORT AND LANDSCAPING TO SOFTEN THE IMPACT OF THE DEVELOPMENT. DEVELOPMENT SHOULD ALSO BE BASED UPON BUILDINGS BEING LOCATED IN FIELD 6L4733 AND PLAYING FACILITIES rN 6L4729.

LIEDIF.IL

10.13 THE DEPARTMENTS OF TRANSPORT AND EDUCATION SHOULD CONSIDER THE PROBLEMS OF ACCESS AND PARKING AT LAKEY SCHOOL AND INTRODUCE MEASURES WHEREVER POSSIBLE TO AVOID ADDITIONAL CONGESTION IN AND AROUND QUARRY ROAD AND MINORCA HILL AND TO RELIEVE PARKING AND ACCESS PROBLEMS.

61 11 OPEN SPACE AND NATURE CONSERVATION

Open Space

11.1 The study area enjoys significant amounts of open space both in the form of rolling countryside surrounding the various built-up areas and also in the form of smaller packets of undeveloped space within the areas which have been developed both of which contribute significantly to the character and attractive appearance of the area as a whole, The Department has tried to identiff those pockets of open space which contribute positively to the amenities of the area to protect them from development and there will be a presumption against development in areas not designated for development.

LI.2 In addition to areas which are not designated for development the Isle of Man Planning Scheme (Development Plan) Order 1982 introduced areas of the Island which were of particular interest and value because of their scenic significance. These areas were marked with red hatchings on the Plan and referred to as Areas of High Landscape Value and Scenic Significance. These areas were not included ín the Laxey Local Plan of 1989 and the 1991 Sector Plan for the East of the Island included a policy which stated that all of the Sector would be considered as of High Landscape Value and Scenic Significance. The Depaftment is concerned that this broad brush approach does not recognise the importance of those areas which are of scenic significance and would advocate a more selective approach to this designation and as such would reconfirm those designations applied in the Isle of Man Planning Scheme (Development Plan) Order 1982 to the study area.

11.3 Laxey has the benefit of substantial areas of both formal and informal open space in the form of Laxey Glen, the gardens beside Captain's Hill, the promenade, the footpath alongside Glen Road and the football field and play area on Glen Road. Agneash and Lonan have no formal areas of open space but are both surrounded by open countryside which is both visible and accessible in the form of the many public footpaths which run through the area. It is important in the case of Laxey village that the existing areas of open space are retained in order to maintain the attractive appearance of the area and also to provide much appreciated recreational facilities for formal and informal enjoyment. Agneash and Lonan both rely for their character and attractive setting on the unspoiled open countryside which surrounds them. It is considered essential therefore that the Department's general policy against development in areas of open space is upheld in all of those areas so designated ín the area plan. ll.4 There are often applications in areas of open space for new buildings related to agriculture whether these be new dwellings for agricultural workers or new barns or sheds in the countryside, New buildings in the countryside will only be approved where the Department is persuaded that they are essential and that they comply with the Departmentb general guidelines on such matters. Where such buildings are considered necessary in agricultural terms, it is vitally important that these are located such that they do not have a jarring or otherwise adverse impact on the countryside in which they are located and in this respect it will normally be expected that new buildings are situated alongside existing property to minimise their impact. Similarly, new buildings must be designed to complement their surroundings: new agricultural buildings should be finished in dark coloured material (usually dark green or dark brown) and new dwellings must be designed as traditional Manx cottages in accordance with Planning Circular 3l9I - Guide to the Design of Residential Development in the Countryside.

62 Nature Conseruation

11.5 The Government's general policy on nature conseruation is set out in the Wildlife Act 1990. This Act empowers the Depaftment of Agriculture, Fisheries and Forestry to designate Areas of Special Scientifìc Interest (ASSI's), Areas of Special Protection for birds and Areas of Special Protection for animals and plants. Laxey Village Commissioners strongly support the principle of nature conseryation in their area and recognise its value in terms of the preseruation of the natural environment and the value to the enjoyment of the same by the public. Department of Agriculture, Fisheries and Forestry may be contacted in respect of any part of the Wildlife Act and, in addition, interested bodies such as the Manx Wildlife Trust and Manx Bird Atlas (who are based in Laxey) can provide help and information on matters of nature conseruation generally and Manx National Heritage can provide advice on ecological, wildlife and natural history, a. Species Protection.

11.6 The Wildlife Act 1990 places restrictions on the killing, taking, keeping and sale of wild birds and their eggs and of other animals and plants listed in the Schedule to the Act. In addition, the Isle of Man is signatory to the Agreement on the Conservation of Bats in Europe which seeks to protect habitats, including feeding grounds. Bat roost sites and sites which they use for shelter and protection are specifically protected under Schedule 5 of the Wildlife Act. Laxey Dam is known for its feeding bats which roost either in the woodland or buildings in its vicinity. In compliance with legislative requirements, consultation must be undertaken with the Depaftment of Agriculture, Fisheries and Forestry on all proposals to alter buildings and other sites which bats are known to use as roost sites. In addition, the Wildlife Act protects the common frog and the viviparous lizard both of which are known to occur within the study area.

LL.7 The area plan will seek to protect sites containing plants specifically protected under Schedule 7 of the Wildlife Act. Within the area plan area there are likely to be orchids including the heath spotted orchid (Dactylorhiza maculata)' common spotted orchid (D. fuchsii) and Dotted sedge (Carex punctata), beech fern (Phegopteris connectilis) and hay scented buckler (Dryopteris aemula) and whinchat (Saxicola rubetra), b. Site Protection.

11.8 The Manx Wildlife Trust is steering a group (which comprises a number of conservation groups including Government Departments) which is developing a system of Wildlife Site designation. these are sites which may not qualify under the Wildlife Act but nevertheless have an intrinsic ecological interest. It is hoped that landowners will continue to voluntarily conserve and sympathetically manage these once they are notified of the value of the site in their possession. The following sites are recommended in the area plan for identification as Wildlife Sites:-

. certain areas of semi-natural broadleaved woodland o certain areas of broadleaved or mixed plantation . the field of marshy grassland at SC435841 (land between the Manx Electric Railway and Keyll Lhiarjee, New Road) . stretches of natural watercourse

63 . the mill pond behind Manx Engineers o pârts ofthe coastal brooghs.

11.9 In addition to the above, it is considered important that "green" or "wildlife" corridors are afforded protection in the area plan. These are defined as linear features of semi-natural vegetation and provide an important resource for wildlife allowing the movement of flora and fauna and províding important educational and recreational resources. The following corridors have therefore been identified and recommended for protection within the area plan area:

. Laxey River valley and associated tributary streams . Glen Roy valley extending from Laxey as far as the footbridge to Chibbyr Pherrick . coastal slope from Fairy Cotlage to old Laxey . Laxey headland . corridor along Strooan ny Quill . Glen Agneash. . Groudle Glen . Slieau Lhean/the Dreem c. Habitat Protection.

11.10 The Isle of Man is signatory to the Ramsar Convention on Wetlands of International impoftance especially as Waterfowl Habitat. This requires the Government to conserye wetlands generally and sites designated under the Convention ("Ramsar Sites") in particular. Whilst there are no wetlands of international importance in the study area, there are areas of local importance which should be conseryed and enhanced wherever possible. The area plan recognises these areas and includes provision for their protection. As a general rule, a catchment-wide approach should be taken in respect of wetlands, watercourses and drainage and wetlands should not be drained unecessarily. In particular no residential or industrial development should take place immediately around the mill pond behind Manx Engineers or in the marshy field at SC435841. Interpretation boards should be provided adjacent to the mill pond to highlight the ecological interest of the water body and illustrate some of the indigenous plants, animals and bats. d. Tree and Woodland Protection.

11.11 The Tree Preseruation Act 1993 makes the provision for the protection of trees, facilitates the Registration of specific trees and woodlands and makes it an offence to fell, uproot or intentionally destroy a tree without a licence granted by the Department of Agriculture, Fisheries and Forestry. Any land identified as Parkland, Woodland, Low DensiÇ Housing in Parkland or Public Open Space on the 1982 Development Plan Order and subsequent Amendment Order 1987 automatically conferred Registered status on these trees. However, the Laxey Local Plan rezoned several areas .under different annotation. It is proposed that all of those areas previously zoned as Woodland on the 1982 Development Plan Order are rezoned as such.

LL.t2 Areas of woodland include both established woodland and areas where trees are important features in the landscape. It should be noted that areas designated as Woodland sometimes include areas which are not completely covered in trees and where it would be physically possible to erect a new structure without necessarily

64 losing or damaging any trees. Trees, like buildings require space around them to provide for their growth and maturity and also to act as a means of presentation for the woodland. It is important in these areas that development is not permitted even where a building could be built without tree loss as this would be detrimental to the natural appearance and character of the woodland and to its growth and evolution.

e. Encouraging Management.

LL.LZ Section 30 of the Wildlife Act 1990 permits the Depaftment of Agriculture, Fisheries and Forestry to enter into management agreements for the purpose of conseruing or enhancing the natural beauty of any land, conserving the flora or geological or physiographic features, or to promote its enjoyment by the public. Section 3 of the Tree Preservation Act 1993 permits Depaftment of Agriculture, Fisheries and Forestry to enter into a scheme for the management of a registered woodland with the landowner.

Summary

11.15 Nature conseryation and preservation of the areas of Open Space is considered an important element in the preservation of the rural qualities of Laxey and its surrounding areas and in light of the above, that the following policies, and recommendations are considered appropriate for Laxey.

L/OSNC/PR/1 - DEVELOPMENT rN AREAS OF OPEN SPACE

11.16 THERE WILL BE A GENERAL PRESUMPTION AGAINST DEVELOPMENT IN AREAS DESIGNATED AS OPEN SPACE OR OPEN SPACE FOR PARTICULAR PURPOSES.

L/OSNC/PRI2 - BAT ROOST SITES

LL.T7 CONSULTATION MUST BE UNDERTAKEN WITH THE DEPARTMENT OF AGRTCULTURE, FTSHERTES AND FORESTRY ON ALL PROPOSALS TO ALTER BUILDINGS WITHIN THE AREA PLAN AREA WHICH BATS ARE KNOWN TO USE AS ROOST SITES.

L/OSNC/PR/3 - AREAS OF ECOLOGICAL TNTEREST

11.18 IN ORDER TO PRESERVE THOSE AREAS OF INTEREST TO NATURE CONSERVATION WITHIN THE STUDY AREA, THERE WILL BE A GENERAL PRESUMPTION AGAINST ANY DEVELOPMENT WHICH WOULD HAVE AN ADVERSE IMPACT OR EFFECT THEREON. THIS POLICY WILL APPLY TO AREAS IDENTIFIED AS OF ECOLOGICAL INTEREST ON THE PLANs AND THOSE WHICH MAY BE IDENTIFIED IN THE FUTURE AS OF SUCH IMPORTANCE.

L/OSNC/PRI4 - WTLDLTFE CORRTDORS

11.19 NO DEVELOPMENT WILL BE PERMITTED WHICH WOULD HAVE AN ADVERSE IMPACT ON THE "GREEN" AND "WILDLIFE' CORRIDORS IDENTIFIED IN PARAGRAPH 11.9 OF THE AREA PLAN.

65 L/OSNC/PR/s - WETLAND SrTES

11.20 NO DEVELOPMENT WILL BE PERMITTED WHICH WOULD HAVE AN ADVERSE IMPACT ON ANY OF THE WETLAND SITES IDENTIFIED IN PARAGRAPH 11.10 OF THE AREA PLAN.

L/OSNC/PR/6 - rOSS OF TREES

LL.zL WITH THE EXCEPTION OF THE FELLING OF TREES PLANTED FOR CoMMERCIAL PURPOSES, THERE WILL BE A GENERAL PRESUMPTION AGAINST THE REMOVAL OF TREES WTTHIN THE STUDY AREA INCLUDING INSTANCES WHERE THTS IS PROPOSED IN ORDER TO FACILTTATE DEVELOPMENT.

L/OSNC/ PRI 7 - AGRTCULTURAL DEVELOPMENT

LL.22 PERMISSION FOR THE ERECTION OF NEW BUILDINGS REI.ATED TO AGRICULTURE WILL ONLY BE GRANTED WHERE THE DEPARTMENT IS PERSUADED THAT THE BUILDING IS ESSENTIAL FOR AGRICULTURAL PURPOSES AND THAT THEY COMPLY WITH THE DEPARTMENT'S POUCY GUIDANCE ON SUCH MATTERS.

66 L2 SERVICES

Sewerage

12.1 Laxey currently suffers from an aged and substandard sewerage ínfrastructure which experiences infiltration by surface water (which reduces overall capacity) and which is not presently, in the case of the Glen Road sewer, capable of accepting any more effluent. Until appropriate works are undertaken to this sewer, it is unlikely that the Department of Transport will permit many further connections thereto and the Department of Local Government and the Environment will not approve any development where the Department of Transport recommends that there is insufficient capacity within the existing system.

L2.2 Lonan generally has no treated mains sewerage/ all sewage being transpofted to Gan¡¡ick where is it discharged untreated into the sea. Whílst it would clearly be unfeasible and uneconomical to require any new developments to introduce a new drainage system for the area as a whole, it is equally important not to worsen the existing situation (IRIS is not likely to be available in Laxey and Lonan within the plan period. As such, individual plots which are cumulatively small in number will be accepted as adding only very insignificantly to the existing situation. However, developments which proposed more than one or two new properties per site will be expected to include in the development a sewage treatment facility. This must be designed to satisfactorily treat the sewage which results from the use of the site as proposed and must be connectable to the main system when IRIS finally reaches the area), The Depaftment of Transport's policy in this respect is that sewage treatment facilities may serve only developments of twenty properties/60 persons. It is likely due to the presence of only a small number of water courses in proximity to the development sites that some of the sites, particularly those in Baldrine, will not accommodate a stand alone system. This is dealt with in paragraph 4,58.

I2.3 Where new development is proposed in areas where there is mains drainage the Department of Transport will require that separate foul and surface water systems are provided and that no surface water is discharged into the'foul water system nor foul into the surface water system. The Depaftment of Transport further requires that wherever possible, new sewers are laid in roads, footpaths and verges and not in land in private ownership. Full details of all new sewerage and connections to existing mains must be included in detailed applications for development. The Depaftment of Transport also has specific standards and regulations relating to drainage which should be complied wíth in any new development (see paragraphs L2.L2 to 12.16),

L2.4 There has been concern expressed regarding the condition of Laxey beach and pollution thereof. This may be due to a number of factors including windblown litter, flotsam and jetsam from commercial shipping and pleasure craft, litter from activities on the beach, possible pollution of rivers and watercourses from farming and commercial/industrial activity as well as pollution from sewage discharges via the sea outfall. The resolution of the problem of pollution of the beach and the bay therefore falls with various sources including the implementation of the IRIS scheme, enforcement of Depaftment of Agriculture, Fisheries and Forestry, Department of Trade and Industry, local authority and Depaftment of Local Government and the Environment legislation.

67 ElectriciÇ

t2.5 Laxey Village and the surrounding area has recently received an improved electricity supply through the upgrading of the 33kv power line which runs through the area from Onchan, crosses the Laxey valley and proceeds northwards through Ballaragh. There is also an overhead system up the Agneash valley which is a relatively new replacement of an older system.

L2.6 When the proposal for the new 33kv system was formulated by the Manx Electricity Authority proposals were also introduced to underground or remove pafts of the existing overhead system and this has largely been carried out. This exercise is always welcome and in this case it is particularly beneficial to the Laxey Conservation Area where much of the system was removed along Glen Road.

12J It is not envisaged that there will be further development of new electricity supplies in this area due to the comprehensive nature of the new system approved under PA 96/0366. However, if new overhead systems are proposed, the Department would urge the Manx Electricity Authority to underground as much of any new system as is feasible and practicable. It is accepted however that the provision of cabling underground is expensive and that this is not required as a general policy throughout the Island,

Gas

I2.8 Laxey is served by a communiÇ gas system which is located off Glen Road alongside the football pitch. This enables much of the village to have mains gas without the need for individual tanks. However, Agneash and that paft of Lonan Parish immediately adjacent to Laxey (with the exception of the faciliÇ in Croit-e-Quill Close) have no such facility and as such individual tanks or cylinders are required. Generally speaking, in the interests of safety and visual appearance the Depaftment does not permit the installation of individual tanks where a mains system is available. The Laxey Village Commissioners would encourage the gas suppliers to complete the task of putting Laxey properties onto a mains supply thus avoiding the proliferation of individual tanks and rylinders. Water t2.9 Water is supplied to Laxey and Lonan from two sources, The supply to the south of the study area comes from the Glencrutchery treatment works and the north of the area is supplied via Ballure in Ramsey/Maughold. The former supply has been upgraded as in the summer of 2001 a new 200mm diameter blue MDPE water main was laid from Whitebridge to Baldrine, thus connecting into and extending the existing mains supply from the south. The strategy to be employed by the Isle of Man Water Authority in the next few years lies in making greater use of the existing Top Grawe Service Reservoir by extending the new leading main from Baldrine to Top Grawe. To facilitate the greater use of Top Grawe Seruice Reseruoir the Water Authority shall have to rezone the supplies within Laxey and in order to this some small diameter supply mains will have to be laid from Top Grawe down towards Croit-e-Quill and the higher pafts of Laxey.

L2.L0 The existing seruice reseruoir at Gretch Vane will be taken out of commission (the adjacent small water treatment works was decommissioned two years ago) and the are originally supplied from thís reservoir will now be supplied from Ballaragh Service reseryoir, The supply boundary valves will be altered so that the Ballaragh supply

68 zone will be much smaller. The Water Authority would advise that on completion of the above strategy the areas proposed for development could all be satisfactorily supplied with potable water,

tz.tI Water is also required for purposes other than human consumption. The Isle of Man Fire and Rescue Service has recommended that the department ensure that development is not permitted where there are inadequate water supplies and where such supplies would not cater adequately for any emergency. Whilst thís is a sound proposal which the Department would support, it may be more appropriate contained within the Island Strategic Plan. However, as this plan is in draft form only, the Department would wish to include such control in this area plan.

Churches

L2.t2 Laxey has a fine church, Christ Church, in the centre of the village which is also a Registered Building, sitting alongside the Manx Electric Railway Station. All Saints (pictured on the cover of this document) serves the parish of Lonan and is situated on the Church Road to the west of Ballacannell and Croit-e-Quill. Submissions have been made to make additional provision for future burials for the parish and an area between the existing churchyard and the area indicated as being suitable for a new primary school has been identified as being suitable for these purposes.

L2.L3 As such, the Department considers that the following policies, proposals and recommendations are appropriate for the study area.

L/S/PR/l - DRATNAGE

L2.L4 NO DEVELOPMENT WILL BE PERMITTED WHERE THE SEWAGE PRODUCED AS A RESULT OF THE DEVELOPMENT CANNOT BE DEALT WITH IN A MANNER TO THE SATISFACTION OF THE DEPARTMENT OF TRANSPORT AND DEPARTMENT OF LOCAL GOVERNMENT AND THE ENVIRONMENT.

LlslPRl2 - DRATNAGE

12.15 WHERE DEVELOPMENT IS PROPOSED AND TT MAY BE CONNECTED INTO THE EXISTING FOUL SEWERAGE SYSTEM, THE DEPARTMENT WILL REQUIRE THAT ALL FOUL SEWAGE IS DTRECTED TO THE PUBLIC FOUL SEWER WITH NO DISCHARGE TO ANY SURFACE WATER SYSTEMS AND THAT NO SURFACE WATER IS DISCHARGED INTO THE PUBLIC FOUL SEWERS.

LlslRlL - DRATNAGE

L2.L6 WHERE DEVELOPMENT IS PROPOSED THE DEPARTMENT WOULD RECOMMEND THAT ALL APPLICANTS DISCUSS THEIR PROPOSALS WITH THE DEPARTMENT OF TRANSPORT PRIOR TO THE SUBMISSION OF A PLANNING APPLICATION TO ENSURE THAT THE EXISTING SYSTEMS CAN ACCOMMODATE THE PROPOSED DEVELOPMENT AND/OR -THAT THE PROPOSALS REGARDING SEWERAGE ARE ACCEPTABLE TO THE DRAINAGE AUTHORITY.

69 LlslRl2 - DRATNAGE

L2.I6 WHERE NEW DEVELOPMENT IS PROPOSED THE DEPARTMENT OF TRANSPORT WILL REQUIRE THAT ALL SEWERAGE COMPLIES WITH ITS REQUIREMENTS AND STANDARDS. IN PARTICULA& THE DEPARTMENT OF TRANSPORT WILL NORMALLY REQUIRE THAT ALL NEW SEWERS ARE LAID rN ROADS, FOOTPATHS OR VERGES. ALSO DRATNAGE PROPOSALS MUST COMPLY WITH THE RELEVANT STANDARDS: AT PRESENT THESE ARE *SEWERS ENCAPSULATED IN THE +TH EDITION OF FOR ADOPTION' PUBLISHED BY WRc plc ON BEHALF OF THE UK WATER SERVICES ASSOCIATION.

LlslF.ls - DRATNAGE

L2.L7 ALSO/ THE DEPARTMENT OF TRANSPORT REQUTRES THAT REASONABLE NOTICE IS GIVEN TO THEM PRIOR TO WORKS COMMENCING ON SITE THUS ENABLING ALL EFFECTIVE INSPECTIONS TO BE CARRIED OUT AT THE APPROPRTATE STAGES. SUCH NOTTCE rS ALSO REQUTRED rN RELATION TO ALL PROPOSED CONNECTIONS INTO THE MAINS SEWERAGE AND DRAINAGE CONNECTING FEES ARE REQUIRED TO BE PAID TO THE DEPARTM ENT OF TRANSPORT.

LI S I RI 4. ELECTRICITY SUPPLY

12.18 WHERE NEW ELECTRICITY SUPPLIES ARE PROPOSED THE DEPARTMENT WOULD ENCOURAGE THE MANX ELECTRICITY AUTHORITY TO INSTALL THESE UNDERGROUND WHERE THIS IS FEASIBLE AND PRACTICABLE.

LISIPRI3 - GAS SUPPLY

L2.L9 WHERE A PROPERTY CAN BE SERVED BY A MAINS OR COMMUNITY GAS SYSTEM INDMDUAL GAS TANKS WILL NOT BE PERMITTED (SEE ALSO PLANNTNG CTRCULAR 4 | 89).

LlslPRl4 - WATER SUPPLY

L2.2O DEVELOPMENT WILL ONLY BE PERMITTED WHERE THE ISLE OF MAN WATER AUTHORITY CAN BE SATISFIED THAT A POTABLE SUPPLY OF WATER MAY BE AVAILABLE TO THE DEVELOPMENT AND THAT THIS DOES NOT ADVERSELY AFFECT THE SUPPLY OF WATER TO EXISTING PROPERTY. SUFFICIENT WATER SUPPLIES MUST ALSO BE AVAILABLE TO THE SATISFACTION OF THE FIRE AND RESCUE SERVICE FOR FIRE FIGHTING AND EMERGENCIES.

70 Appendix One

Glossary

The following words and expressions which are used in the Laxey and Lonan Plan have the respective interpretations assigned to them;

"The 1982 Plan" means The Isle of Man Planning Scheme (Development Plan) Order 1982.

"The 1996 Regulations" means The Town and Country Planning (Order Procedure) Regulations 1996,

"Agriculture" includes hofticulture, fruit growing, seed growing, dairy farming, the breeding and keeping of livestock (including any creature kept for the production of food, wool, skins or fur or for the purpose of its use in the farming of land), the use of land as grazing land, meadow land, market gardens and nursery grounds and the use of land for woodlands where that use of ancillary to the farming for other agricultural purposes and "agricultural" shall be construed accordingly. (Town and Country Planning Ad 1999)

"Building" includes any structure or erection, and any paft of a building, as so defined, but does not include plant or machinery comprised in a building. (Town and Country PlannÌng Act 1999)

"Conservation Area" means the designation under the provisions of the Town and Country Planning Act 1999 of an area considered to be of special historic or architectural interest the character of which is it desirable to preserve or enhance in order that it may be protected from unsympathetic development or change.

}Development" means the carrying out of building, engineering, mining or other operations in, on, over, or under land, or the making of any material change in the use of any buildings or other land. (Town and Country Planning Act 1999) This is subject to the provisions of clause 6 of the above Act.

"Development Brief" relates to specific sites that are designated for development and sets down a number of standards and criteria that are expected to be met by any proposal for the land.

"Dwelling House" means a house designed for use as a dwelling for a single family together with such outbuildings as are ordinarily used therewith. (Isle of Man Planning Scheme (Development Plan) Order 1982)

"Flat" means a separate set of premises, whether or not on the same floor, constructed or adapted for use for the purpose of a dwelling for the occupation of one household and forming part of a building. (Isle of Man Planning Scheme (Development Plan) Order 1982)

"Garage" includes any building or part of a building used for the storage or repair of motor vehicles. (Town and Country (lanning (Use Classes) Order 1982)

"General Industrial Building" means an industrial building other than a light industrial building or a special industrial building. (Isle of Man Planning Scheme (Development Plan) Order 1982)

7l "Industrial Building" means a building (other than a building in or adjacent or belonging to a quarry or mine and other than a shop) used for the carrying on of any process, for or incidental to any of the following purposes, namely; a) the making of any article or of part of any article; or b) the altering, repairing, ornamenting, fìnishing, cleaning, washing, packing or canning, or adapting for sale, or breaking up or demolition of any afticle; or c) without prejudice to the foregoing paragraphs, the getting, dressing, or treatment of minerals; being a process carried on in the course of trade or business other than agriculture, and for the purposes of this definition the expression "article" means an afticle of any description, including a ship or vessel. Qsle of Man Planning Scheme (Development PIan) Order 1982)

"Light Industrial Building" means a building used for the carrying on of any process for or incidental to any of the following purposes, namely; a) the making of any article or pat of an article; or b) the altering, repairing, ornamenting, finishing, cleaning, washing, packing or adapting for sale of any article; being a process carried on in the course of trade or business other than agriculture, and for the purposes of this definition the expression "afticle" means an article of any description, and in which the processes carried on or installed are such as could be carried on or installed in any residential area without detriment to the amenity of that area by reason of noise, vibration, smell, fumes, smoke, soot, ash, dust or grit, or undue generation of traffìc or parking of vehicles. Qsle of Man PlannÌng Scheme (Development Plan) Order 1982)

"fssues and Options Document" is a non-statutory consultation document that invites public comment on issues that are likely to be addressed by a fofthcoming Area Plan, and can be issued as the first step of Area Plan preparation.

"Office" includes a ban( but does not include a post office or betting office. (Isle of Man Planning Scheme (Development Plan) Order 1982)

"Open Space" means any land, whether enclosed or not, on which there are no buildings or on whích not more than one-twentieth paft of covered with buildings (Isle of Man Planning Scheme (Development Plan) Order 1982). Such land may be private Open Space, which includes agricultural land, or Public Open Space which is owned and maintained by the local authority and to which the general public is allowed access.

"Public Inquiry" is a presentation of the proposed Area Plan before an Independent Inspector, whereby the public may put forward further views. The recommendations of the Inspector are considered by the Department of Local Government and the Environment prior to the submission of a final plan to Tynwald.

"Registered Building" is a building or structure considered to be of special historic or architectural interest and which is included on the Protected Buildings Register in order to protect it from unsympathetic alteration.

72 "The Study Area" means the area to which this Area Plan applies.

"Shop" means a building or part of a building used for the carrying on of any retail trade or retail business wherein the primary purpose is the selling of goods by retail, and includes a building used for the purposes of a hairdresser, undertaker, or ticket agency or for the reception of goods to be washed, cleaned, or repaired, or for any other purpose appropriate to a shopping area, but does not include a building used as a funfair, garage, petrol filling station, offÌce, betting offìce, or hotel or premises (other than a restaurant) licensed for the sale of intoxicating liquors for consumption on the premises. This should be interpreted in accordance with the Town and Country Planning (Use Classes) Order 1982.

"Special Industrial Building" means an industrial building used for the carrying on of processes (including storage) which may be pafticularly offensive by reason of noise, smell, vibration, smoke, soot, ash, dusÇ grit, or fumes, or dangerous by reason of the storage or use of dangerous or inflammable material, or inimical to public health by reason of vermin or other causes. (Isle of Man Planning Scheme (Development Plan) Order 1982)

"Zone" means a portion of the area shown on the Plan by distinctive colouring, hatching, or edging or in some other distinctive manner for the purpose of indicating the restrictions imposed by this Scheme on the erection and use of buildings or the use of land in that area (Isle of Man Planning Scheme (Development Plan) Order 1982). Such areas may also be said to be "designated" for particular uses by the Area Plan.

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