Issue 1: Provision of Housing

1 (a)

Where should new housing be located?

1. It is considered that there is in general sufficient residential development in the planning pipeline in Arbory (potentially 40 + on Colby FC Field and 80 behind Colby Glen Hotel) to meet local requirements for the next ten years.
2.  Most recent and prospective residential development in the Parish has been in the Colby area and if any further development is to be envisaged it should preferably be in the Ballabeg area if suitable land is becomes available.
3. Any future residential development in the Parish should be modest in scale and in proportion to the size of the existing villages.
4. Minor infill would be acceptable provided that it did not impact significantly on existing dwellings.

1 (b)

What type of housing (public sector, first time buyers, sheltered, open market or larger houses on individual plots) should be encouraged on these sites?

1. Mainly dwellings to meet the requirements of local people, that is mainly low cost dwellings and dwellings for the elderly.

Issue 2:  Affordable Housing

How can the Area Plan ensure that sufficient affordable housing is being built?

Options:

Agree

Disagree

2 (a)

The policy within the Strategic Plan is sufficient.

Y

2 (b)

The Area Plan should aim to increase provision of affordable housing by designating land solely for affordable housing on key sites across the Southern Area.

Y

2 (c)

The Area Plan should aim to increase the provision of affordable housing by increasing the target from the current 25% to 50% for all developments of 8 or more units.

Y

Issue 3: Sites for Elderly Persons Housing including Sheltered Accommodation

How best should the Area Plan address the provision of Elderly Persons Housing Housing?  (including sheltered accommodation)

Options:

Agree

Disagree

3 (a)

Designate land specifically for these purposes within the Area Plan.

Y

3 (b)

Other option.

Please provide details:

1. Sheltered housing ideally needs to be in blocks but these blocks should be incorporated within larger mixed developments.

Issue 4:  Sites for Larger Houses

Should the Area Plan be looking to address the issue of sites for larger houses, if so how best should it be done?

Options:

Agree

Disagree

4 (a)

Yes, the Area Plan should provide for the demand for larger houses in the countryside by designating land specifically for these purposes.

Y

4 (b)

Yes, the Area Plan should provide for the demand for larger houses in the countryside by designating land but this should be coupled with stringent criteria which would need to be met before planning permission would be granted.

Y

4 (c)

No, the Area Plan should not be addressing the need for larger houses in the countryside

It is not felt to be socially desirable to have the countryside occupied largely by the wealthy.

Y

Issue 5:  Identifying the Extent of Settlements

It is proposed that Urban Capacity studies will be undertaken in Port Erin,  Castletown, Port St Mary and Ballasalla.  Which other settlements, if any, in the South warrant having an urban capacity assessment?

Please provide details:

None

Issue 6:  Groups of Houses in the Countryside

Are there any groups of houses in the countryside which should be examined to assess whether they warrant expansion. These should be places where further expansion would assist in meeting the need of rural areas; maintaining social and family association and assist in sustaining the rural economy.

Are there any groups of houses which should not be investigated?

6 (a)

Please provide details of groups of houses which should be investigated and where appropriate reasons for this.

Please provide details:

The Ronague Chapel area has 5 existing dwellings and appears to fit the above description.

6 (b)

Please provide details of groups of houses which should not be investigated and where appropriate reasons for this.

Please provide details:

Issue 7:  Increasing Employment Opportunities within the South

Based on the view that there is a need to encourage more employment in the South of the Island, how can the Area Plan assist in increasing the range of employment opportunities in the South?

Options:

Agree

Disagree

7 (a)

The Area Plan should assist in increasing the range of employment opportunities in the South by identifying suitable land and buildings which can be accessed and serviced?

Y

7 (b)

There are other ways to encourage more employment to the South of the Island.

Please provide details:

1. It is felt that small scale economic activity and employment opportunities eg small offices, crafts, trades, cafes, etc  should be encouraged in the country villages and the countryside provided that they have minimal impact on the surroundings.  This would help re-vitalise the country and make it more than a dormitory for Douglas.

 2. The concentration of employment within Douglas and a small number of other locations is not felt to be desirable – reasons include the traffic flow and parking problems.  

3.  Relocation of Government departments and finance sector institutions to the South would be beneficial in terms of stimulating other economic activity as  well as helping to reduce  travelling.

Issue 8:  Retail Provision in the South

How should the Area Plan manage the development of any new retail provision?

Options:

Agree

Disagree

8 (a)

Significant new retail development is best located within the existing service centres of Port Erin or Castletown.

Y

8 (b)

Significant new retail should be located within another settlement/area.

Y

Please provide details:

1. The functions and importance of small retail / post office  provision in the country villages eg Ballabeg and Colby should be recognised and all possible encouragement should be given to help them survive or become re-establsihed.

2. The viability of having larger scale out of town retail activity at Balthane should be investigated.

8 (c)

No new significant retail development should be allowed before the impact on the existing provision is assessed.  Only then should a decision be made about whether and where it should be developed.

Y

Issue 9:  Hotel Accommodation in the South

Should the Area Plan seek to protect and enhance current hotel provision? If so how could this aim be achieved?

Options:

Agree

Disagree

9 (a)

Yes, the Area Plan should seek to include proposals which safeguard the existing level of hotels within the South.

Y

9 (b)

Yes, the Area Plan should seek to include a designation of “tourism” to cover important existing hotel sites.

Y

9 (c)

No, if an existing hotel use is not viable alternatives should be considered.

Y

Issue 10:  Car Parks and Parking

How should the Area Plan deal with the issue of car parking and car parks?

Options:

Agree

Disagree

10 (a)

The Area Plan should provided additional car parking in town centres where there is an identified need (please provide details of where there are in town and village centre problems of car parking).

Castletown and to a lesser extent Port Erin.

Y

10 (b)

The Area Plan should not provide more car parking within town to try and encourage people to seek an alternative form of transport to travel within and to and from towns.

Y

Issue 11:  Encouraging Alternatives to the Private Car

What can the Area Plan do to encourage people to use an alternative to the private car?

Options:

Agree

Disagree

11 (a)

Identifying safer cycling and walking routes.

Y

11 (b)

By ensuring new development is located within 1km of a bus stop.

Y

11 (c)

Another option ….Increase the use of cheap express bus service during rush hour periods.

Please provide details:

Issue 12: Natural Environment  Protection

Is the current level of protection for the countryside working; are there special areas within the South which should be afforded greater protection or are there areas which are too highly protected?

Options:

Agree

Disagree

12 (a)

Yes, the land within the South is adequately protected and no changes need to be made to the current designations

Y

12 (b)

No, there are currently sites within the South which should be afforded a higher level of protection (please provide details of where these sites are and why they should be afforded a higher level of protection)

Y

Details:

12 (c)

No, there is too much land protected within the South under the current designations and these should be investigated (please provide details of where these sites are and why they should not be afforded the current level of protection)

Y

Details:

Issue 13:  Green Gaps

Which are the essential “green gaps” in the Southern Area?

Please indicate all those which apply

Options:

Agree

Disagree

13 (a)

There should be a designated green gap between Port St Mary and Port Erin.

13 (b)

There should be a designated green gap between Port Erin and Ballafesson.

13 (c)

There should be a designated green gap between Castletown and Ballasalla.

13 (d)

There should be a designated green gap between Colby and Ballabeg.

Y

13 (e)

There should be NO designated green gaps in the South of the Island, please provide details as to why there should not be any.

Y

13 (f)

There should be other green gaps: (please provide details).

Details:

Issue 14:  Trees

Should the Area Plan encourage more tree planting?

Options:

Agree

Disagree

14 (a)

The Area Plan should designate land for tree planting.

Y

14 (b)

The Area Plan should encourage more soft landscaping to be incorporated within developments.

Y

14 (c)

The Area Plan should do both (a) and (b).

Y

14 (d)

There is another way to encourage tree planting (Please provide details).

Y

Details:

Continue or expand small woods scheme and amenity planting.

14 (e)

There are enough trees within the Southern Area and the issue does not need to be addressed within the Area Plan.

Y

Issue 15:  Registered Buildings and Conservation Areas

Whilst there are a number of registered buildings in the South, are there any further buildings which are worthy of being granted registered building status?

Options:

Agree

Disagree

15 (a)

Yes, there are more buildings in the South worthy of being registered (please provide details).

Details:

15 (b)

No, sufficient identified already.

Issue 16:  Registered Buildings and Conservation Areas

There are four Conservation Areas within the South. Is there a need for more Conservation Areas or extensions to the existing Areas.

Options:

16 (a)

Yes, there should be more Conservation Areas or extensions to Conservation Areas (or both) within the South (please provide details)

Details:

South side of Cubbins Bridge (Colby Bridge) should be brought into the Colby Conservation Area.

Issue 17:  Ensuring well designed new developments

How can we raise design standards across the Southern Area?

Options:

Agree

Disagree

17 (a)

The Area Plan should include design briefs for only significant residential development or residential development in sensitive locations (the Area Plan will define significant development and sensitive locations)

Y

17 (b)

There is another way to raise design standards (please provide details)

Details:

17 (c)

The Area Plan should not include any design briefs.

Y

Issue 18:  Vacant and Derelict buildings and land

How can the Area Plan seek to deal with the vacant and derelict land and buildings in the Southern Area?

Options:

Agree

Disagree

18 (a)

Vacant buildings and derelict land should be identified through the Area Plan process and should be part of an overall regeneration strategy.

Y*

18 (b)

Other option (please provide details).

Details:

* if there are adequate powers to impose improvements.

Issue 19:  Regeneration

Where are the areas in the South that need regenerating?

Options:

19 (a)

Please provide details of areas that are in need of regeneration in the South of the Island and should be highlighted within the Area Plan.

Details:

Issue 20:  Optimising Development

How should the Area Plan secure optimum development potential?

Options:

Agree

Disagree

20 (a)

The Area Plan should seek to optimise development potential through well designed high density schemes.

Y

20 (b)

The Area Plan should designate sites which would be suitable for well designed high density schemes and provide design briefs for these sites.

Y

20 (c)

The Area Plan should not attempt to increase density.

Y

Issue 21:  Cultural and Historic Environment Protection

Is the Cultural and Historic Environment of the South adequately protected; are there particular areas or sites which should be afforded greater protection; is the level of protection, either generally or specifically, greater than is appropriate?

Options:

Agree

Disagree

21 (a)

Yes, the Cultural and Historic Environment of the South is adequately protected, and no changes need to be made to current designations.

Y

21 (b)

No, all of the environment in the South should be afforded greater protection.

Y

21 (c)

No, there are specific areas or sites which should be afforded greater protection (please provide details of the areas or sites and of why a greater level of protection would be appropriate).

1. Glebe land particularly in close proximity to churches and graveyards.
2. Historic parts of Castletown
3. Railway stations

Y

21 (d)

No, the level of protection is too great, either generally or specifically (please identify any particular areas or sites which are over-protected).

Y

Issue 22:  Open Space, Leisure and Recreation

As background to the Audit of Community Facilities, what are the key sports, recreation, open space and community facilities within the Southern Area? Are they in need of improvement, if so how? Are there any other facilities required in the South, if so what are these?  Assuming that the question is asking:-   There adequate provision Do you Agree or Disagree?

Please indicate all those which apply

Options:

Agree

Disagree

22 (a)

Sports Facilities

               (e.g. playing pitches, swimming pools, bowling green, sports halls, golf courses etc.).

Y

22 (b)

Recreation Facilities

          (e.g. climbing walls, skate parks etc.).

Y

22 (c)

Formal Open Space

               (e.g. formally laid parks and play parks).

Y

22 (d)

Informal Open Space

            (e.g. open countryside and the Glens).

Y

22 (e)

Community Facilities

            (e.g. community centres, medical facilities, places of worship, schools, nurseries, libraries etc.).

Y

Issue 23:    Integrating the ageing and elderly population into the heart of the community

What is it specifically that an ageing population requires to enable them to play a full and active role within the community?

Options:

Agree

Disagree

23 (a)

Should the Area Plan seek to facilitate a community facility that would enable older people to meet up on a regular basis?

Y

23 (b)

Should the Area Plan seek to facilitate another type of facility to meet the needs of the ageing and elderly population? (please provide details)

Y

Details:

Issue 24:    Integrating the ageing and elderly population into the heart of the community

Where best should these facilities be located?

Options:

Agree

Disagree

24 (a)

Within the centre of main towns which would enable people to visit other shops and services within the town.

24 (b)

Close by existing facilities for the elderly which would reduce the need to travel.

Issue 25:  Footpaths and Informal Access to the Countryside

Recognising that in general informal access to the countryside in the South is very good is there anything further that might be done which may make it more accessible?

Options:

Agree

Disagree

25 (a)

Yes, improvements can be made at …. (please provide details).

Y

Details:

 Increased provision of cycletracks and paths suitable for  mountain bikes would be beneficial.

25 (b)

No, informal access to the countryside is adequate.

Y

Issue 26:  Footpaths and Informal Access to the Countryside

Again recognising that in general the public footpath network is well maintained and established is there anything further that might be done to improve the public footpath network within the South? For example through better signage?

Options:

Agree

Disagree

26 (a)

Yes, improvements can be made at …. (please provide details).

Y

Details:

1. Signage is felt to be poor in comparison with areas such as the Lake District, where wooden finger posts with destinations and distances seem to be the norm.
2. The procedure for diversions at land owners request should be more rigidly enforced.
3. Maintenance has improved but could be further improved.  Some footpaths are close to impassable in wet weather or when vegetation is at its maximum.

26 (b)

No, the public footpath network is adequate.

Y

Issue 27:  Burial Grounds

Is there a need to provide more space for burial grounds within the Southern Area? If so how, best should this be accommodated?

Options:

Agree

Disagree

27 (a)

Yes, the following cemeteries are reaching capacity and more space will be required close to or adjoining the cemetery (please provide details of which cemeteries this applies to).

Y

Details:

 Arbory Churchyard

27 (b)

Yes, the Area Plan should seek to provide space for a Green Cemetery.

27 (c)

Yes, more space is required and the Area Plan should ensure sufficient space is made available close to or adjoining cemeteries as well as investigating whether a green cemetery would be feasible within the Southern Area.

Y

27 (d)

No, there is adequate provision and no more land should be allocated for this use.

Y

Issue 28:  Waste

Should the Area Plan seek to identify areas for the location of a bulking up facility for a kerbside collection scheme within the Southern Area.

Options:

Agree

Disagree

28 (a)

Yes, the Area Plan should seek to identify locations for a bulking up facility for a kerbside collection scheme.

Y

28 (b)

No, the Area Plan should not seek to identify locations for bulking up facility for a kerbside collection scheme.

One bulking up depot for the whole Island is thought to be adequate.

Issue 29:  Waste

Is the current Civic Amenity Site fit for purpose or should the Area Plan be allocating land for a replacement site within the Southern Area which would be capable of meeting future requirements?

Options:

Agree

Disagree

29 (a)

The current Amenity Site is fit for purpose for now and the future and does not need to be replaced.

Y

29 (b)

The current Amenity Site is fit for purpose now but a larger replacement site will be required in the future. Please provide details as to where this facility should be located.

Y

Details:

Expansion on the same site might be the best option.

Issue 30:  Waste

Should the Area Plan allocate land appropriate for commercial waste facilities to ensure that all new development of this kind is located sensitively and sensibly?

Options:

Agree

Disagree

30 (a)

Yes, the Area Plan should allocate land for commercial waste facilities for new developments.

30 (b)

Yes, the Area Plan should allocate land for commercial waste facilities for new developments and should also seek to relocate existing facilities to such sites.

Y

30 (c)

No, the Area Plan should not seek to allocate land for commercial waste facilities.

Issue 31:  Waste

Should the Area Plan seek to identify areas for the location of bring bank schemes within the Southern Area

Options:

Agree

Disagree

31 (a)

Yes, the Area Plan should seek to identify locations for bring bank schemes.

Y

31 (b)

No, the Area Plan should not seek to identify locations for bring bank schemes.

Y

Issue 32:  Marine Biological Laboratory

What is the best use of the former Marine Biological laboratory?

Options:

Agree

Disagree

32 (a)

The site should be used for housing.

32 (b)

The site should be used for recreation or tourism.

Y

32 (c)

The site should be used for employment.

32 (d)

There is another suitable use for the site (please provide details).

Details:

Issue 33:  Preservation of Castletown’s historic character

How do we preserve and enhance the historic importance of Castletown whilst enabling appropriate development to take place?

Options:

Agree

Disagree

33 (a)

There should be no further new development within Castletown.

33 (b)

Development should only be allowed to take place to the North of Castletown.

33 (c)

Development should only be allowed to take place on the edge of Castletown.

33 (d)

Development should be allowed to take place wherever as along as it is sensitively designed and sited.

Issue 34:  Marina

Should a marina be developed with Port St Mary or elsewhere within the Southern Area?

Options:

Agree

Disagree

34 (a)

A marina should be located within Port St Mary.

34 (b)

A marina should not be located within Port St Mary.

34 (c)

A marina should not be located within Port St Mary but should be located elsewhere in the Southern Area (please provide details).

Details:

Issue 35:  Ballasalla Bypass

How can the Ballasalla bypass be integrated into the Village? What else needs to be provided to ensure that this scheme is successful?

Options:

35 (a)

Please provide details.

Details:

Issue 36: Balthane Industrial Estate

Does the Balthane Industrial Estate need to be improved?

Options:

36 (a)

If so how?

Please provide details

Details:

Issue 37:  The principal issues specific to Ballafesson are:

To what extent, if any, should there be provision of additional housing to meet local needs?

Options:

Please provide details:

Issue 38: The principal issues specific to Ballafesson are:

Where should the development boundary of the village be established?

Options:

Please provide details:

Issue 39:  The principal issues specific to Colby are:

To what extent, if any, should there be provision of additional housing to meet local needs?

Options:

Please provide details:

It is felt that there are already enough dwellings (approx 120) in the planning pipeline and any further residential development in the Colby Area should be restricted to minor infill at low densities.

Issue 40:  The principal issues specific to Colby are:

Where should the development boundary of the village be established?

Options:

Please provide details:

      

   It is felt that the boundaries of the village should be approximately the extent of the existing  residential development – ie no further expansion on the rising ground northwards  above Cronk y Thatcher and Cronk Cullyn, no further expansion beyond the existing houses in the Ballabeg direction and no further development south of the Main Road.

Issue 41:  The principal issues specific to Ballabeg are:

To what extent, if any, should there be provision of additional housing to meet local needs?

Options:

Please provide details:

Modest development mainly for first time buyers and the elderly, similar in design to the new Ballacubbon (Colby) development is felt to be acceptable, as is minor infill.

Issue 42:  The principal issues specific to Ballabeg are:

Where should the development boundary of the village be established?

Options:

Please provide details:

It is felt that the boundaries should remain broadly as the present limits of the village.

Issue 43:  The principal issues specific to Ballabeg are:

How best can re-establishment of a shop be achieved?

Options:

Please provide details:

Continued co-operation by the planners and highway authority in removing as far as possible obstacles to the re-establishment of the shop.

Willingness of the IOM Post Office to re-establish a sub post office at the shop – seen to be a vital component of any revival of the shop.

Issue 44:  Cregneash

How best to preserve and enhance the special character of Cregneash and the Southern Meayll Peninsula?

Options:

Agree

Disagree

44 (a)

The current arrangements are adequate.

44 (b)

Cregneash should be designated as a conservation area.

44 (c)

There are other ways to protect Cregneash and the Southern Meayll Peninsula (please provide details).

Details:

Issue 45:  Ballakilley

What is the best use of the land at Ballakilley?

Options:

Agree

Disagree

45 (a)

As a mixed use scheme incorporating a mix of housing types and tenures and open space.

45 (b)

As a housing scheme only.

45 (c)

As a recreation facility only.

45 (d)

The site should remain as it is.

Issue 46:  The principal issues specific to Arbory are:

If the opportunity arises, should greater or different use be made of any former or now-redundant Water Authority sites, such as those at Scard, Cringle and Ballagawne?

Options:

Agree

Disagree

Please provide details:

Cringle and Ballagawne should be investigated for their potential for leisure and recreational facilities.

Issue 47:  The principal issues specific to Arbory are:

Does the continued use of the Billown Circuit for motorcycle racing have any implications for land use planning?

Options:

Please provide details:

The diversion routes are inadequate for heavy traffic and could potentially have land use implications.

Issue 48:  The principal issues specific to Arbory are:

Should greater or differed use be made of the worked-out quarries at Fishers Hill and Balladoole?

Options:

Please provide details:

Should be investigated for potential for recreational uses or waste disposal.

Any Additional Comments

No.

Comment

1. The retention of the recreational zoning for the Ballabeg Shop Field is considered to be very important.   The land ownership is complicated at present but it could eventually become available for development by the local authority for recreational use and public open space and also to ensure that the open aspect of the centre of the village is retained.
2. The significance of Arbory School to social cohesion within the parish community can hardly be over-emphasised and its continuance is considered to be of major importance.

Return to:

Planning Policy Team

Department of Local Government and the Environment

Murray House

Mount Havelock

Douglas

Isle of Man

IM1 2SF

By 24th October 2008