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PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/00465/B Applicant : Mr Nick Quayle Proposal : Erection of a dwelling and detached garage Site Address : Plot 6 The Greens Fairfield Avenue Ramsey Isle Of Man

Planning Officer: Mr Paul Visigah Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 04.09.2023 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

C 2. No development shall commence until an Ecological Mitigation Plan has been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.

The Ecological Mitigation Plan shall contain the following details: ­ Precautionary working methods to ensure that common frogs are not harmed during construction. ­ Measures to be put in place to protect boundary features from damage and to ensure that the large pond to the west of the site is not impacted by runoff and sedimentation during construction ­ Low level lighting plans for the site which adhere to best practise, as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 08/23 ­ Bats and Artificial Lighting (2023).

Reason: To provide adequate safeguards for the ecological species existing in the locality.

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C 3. Notwithstanding the details that have been submitted, the development hereby approved shall not commence until a detailed landscaping Plan has first been submitted to the Department in writing to be agreed.

The Detailed Landscape Plan shall include a detailed landscaping layout, details of planting (no non­native species), hard surfacing materials, site levels, and details of the landscape features (hedges and trees) marked to be retained on site.

Soft landscaping works shall include: planting plans (at a scale not less than 1:100), written specification of planting and cultivation works to be undertaken and schedules of plants, noting species, plant sizes and proposed numbers / densities.

No Wildlife Act 1990 Schedule 8 non­native invasive plant species are to be planted on site.

The development shall be carried out in accordance with the approved scheme and shall be retained as such thereafter unless changes to the landscaping have been submitted to and approved in writing by the Department. Any additional removal must be compensated for by replacement planting in accordance with details which have first been approved in writing by the Department.

Reason: To ensure that the development achieves a high standard of design, layout and amenity and makes provision for hard and soft landscaping which contributes to the creation of a high quality, accessible, safe and attractive environment.

C 4. Within three months of the development commencing, plans shall be submitted to Planning for written approval containing details of bat and bird bricks/boxes on the new development. The development shall not be carried out unless in accordance with the approved details, and shall thereafter be permanently retained as such.

Reason: To provide adequate safeguards for the ecological species existing in the locality.

C 5. The development hereby approved shall not be brought into use unless the access, and all parking and turning areas have been provided in accordance with the details shown on the approved plans (Drawing No: 1064.02). Once provided, all access, parking and turning areas shall thereafter be permanently retained as such.

Reason: To ensure the provision of a means of access, parking and turning space to an adequate standard in the interests of road safety.

N 1. FOR YOUR INFORMATION Please be aware that a ban on the installation of fossil fuel heating systems in any new building(s) and or extension(s), will come into force on 1st January 2025.

You therefore are encouraged to ensure that your proposed development includes alternatives to fossil fuel heating systems if you believe that such works will not be completed by that date.

To this end, if you propose an alternative, such as air source or ground source heat pump(s), or any other heating system that would require planning approval, the details of this should be addressed now. This may require you to resubmit your planning application to accommodate the alternative permitted heating system proposed.

This application has been recommended for approval for the following reason. The application accords with General Policy 2, Strategic Policies 1 and 2, Housing Policies 4 and 6, Environment Policies 42 of the IOM Strategic Plan 2016, and the principles of the Residential Design Guidance 2021, as the proposal would not harm the use and enjoyment of the application site, neighbouring properties, and the character of the area.

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Plans/Drawings/Information;

This approval relates to the submitted documents and drawings received on 21 Apr 2023, and Agents Correspondence received 23 May 2023. __

Interested Person Status - Additional Persons

It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:

Manx National Heritage __

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application site is the curtilage of Plot 6, The Greens, Fairfield Avenue, Ramsey, which is situated on the southern side of Fairfield Avenue in Ramsey. Fairfield House is located to the south of The site is directly southwest of Manor House (plot 5), as well as being southwest of Golf Professionals Club house, while it is directly southwest of Fairfield House, with the Golf Course adjoining the southwest and southeast boundaries of the application site.

1.2 Plot 6 is enclosed in mature landscaping with all the boundaries but the northern boundary which is bounded by mature hedging enclosed by mature trees. The site sits at the end of Fairfield Avenue which ends in a cul de sac.

2.0 THE PROPOSAL 2.1 The application seeks approval for Erection of a dwelling and detached garage. The new dwelling (designed in an Arts and Crafts style) would be a two storey detached dwelling (with main core 19.3m long, 9.4m wide, and 8.5m tall; 5.2m to eaves). This dwelling would have a hip roof over, have a two storey pitch roofed porch projection in front, with two hip roofed projecting bay areas with full height glazed windows on the rear elevation with views to the golf course. Its roof would be finished in brown roof tiles (materials not stated), while the upper section of its external walls would be finished largely in painted render, with the lower section (ground floor elevation) be finished in brown multi facing brick finish. The new dwelling would have a prominent chimney stack that would be about 9.8m tall (to the top of its flue) situated on its southeast elevation. This chimney stack which would be finished externally in brown multi facing brick finish to stacks with feature toothed detailing and red clay pot would be about 800mm taller than the roof ridge of the dwelling. All the external doors/windows would be Anthracite grey units.

2.2 The new dwelling would have an open plan kitchen/family/breakfast area, a dining area, living room, sitting room, large hallway, study/home office, utility, boot room/WC, enclosed porch, and Cloaks, on the ground floor, while the upper floor will house five bedrooms (two with ensuite), including a Master bedroom with master ensuite and dressing, a sitting room, gallery and bathroom.

2.3 A new detached double garage would also be erected on site. This garage building which would have footprint measuring 8m x 6m, and would be 5.1m tall (2.4m to eaves) would accommodate parking for two cars on the ground floor. The pitch roof of the garage would be finished in brown tiled roof finishes with feature ridges, while the external walls would be finished in brown multi facing brick finish to match house with feature timber detailing. Four Velux rooflights would be installed over the front plane (two on either plane). There would be

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windows on either gable of the garage, although the plans do not show the garage to have an upper floor.

2.4 Four parking spaces would be created on site. No mature vegetation would be removed to facilitate the development and no trees are within the development area. There would also be no change in site level.

2.5 The applicants have provided a Planning Statement which sets out the site context, context of locality, outlines the site planning history, reviews Planning Policy relevant to the development, describes the proposal and gives detail of potential site constraints, and concludes by stating that development of this site would be consistent and compatible with the existing land use in the adopted Local Plan and with the surrounding land uses, the permitted use in terms of the historic planning history of the site and in compliance with Strategic Plan Policies.

3.0 PLANNING POLICY 3.1 In terms of local plan policy, the application site is within an area zoned as Predominantly Residential under the Ramsey Local Plan Order 1998. The site is not within a Conservation Area or Registered trees Area, and there are no registered trees on site, although the trees that sit on its north­western boundary are within a registered tree area. The site is largely not prone to flood risks, although the north­western, and southern boundaries sit within a high flood risk zone.

3.2 The following parts of the Ramsey Local Plan (Planning Circular 2/99), 1989 are considered relevant:

"3.4 Policy R/R/P2: Specific Area Development Briefs These areas, which are identified by letter and title on the local Plan Map, should be develop in accordance with the following briefs:"

3.12 H Fairfield A maximum of 7 dwellings may be provided, in accordance with the approval in principle already granted. All existing streamside and hedgerow trees should be retained. The area of the playing field should be kept as open space."

3.3 In terms of Strategic Plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application:

3.3.1 General Policy 2: "Development which is in accordance with the land­use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;

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(i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."

3.3.2 Housing Policy 6 states: "Development of land which is zoned for residential development must be undertaken in accordance with the brief in the relevant area plan, or, in the absence of a brief, in accordance with the criteria in paragraph 6.2 of this Plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive."

3.3.3 Strategic Policy 5: New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies.

3.3.4 Housing Policy 4: New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances: (a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10; (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14.

3.3.5 Strategic Policy 1 (In part): Development should make the best use of resources by: (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services.

3.3.6 Strategic Policy 3 (In part): Proposals for development must ensure that the individual character of our towns and villages is protected or enhanced by: (b) having regard in the design of new development to the use of local materials and character.

3.3.7 Environment Policy 42 (In part): New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality.

3.3.8 Transport Policy 1: New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes.

3.3.9 Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.

3.3.9.1 Appendix A.7.6 sets out Parking Standard. Typical Residential 2 ­ spaces per unit, at least one of which is retained within the curtilage and behind the front of the dwelling.

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3.3.10 Environment Policies 4 and 5 seek to protect the ecology of sites and important habitats.

3.4 Other policies within the Strategic Plan which are considered relevant to the proposal are; Infrastructure Policy 5, and Community Policies 7, 10 and 11.

4.0 OTHER MATERIAL CONSIDERATIONS 4.1 IOM Biodiversity Strategy 2015 to 2025 4.1.1 The strategic aims (In part): o Managing biodiversity changes to minimise loss of species and habitats. o Maintaining, restoring and enhancing native biodiversity, where necessary.

4.1.2 Habitat loss actions "21. DEFA will continue to promote a policy of 'no net loss' for semi­natural Manx habitats and species and ensure that unavoidable loss is replaced or effectively compensated for."

4.2 DEFA's Residential Design Guide 2021 4.2.1 Whilst not adopted planning policy, DEFA's Residential Design Guidance is a material consideration in the assessment of this application as, "It is intended to apply to any residential development within existing villages and towns, including individual houses, conversions and householder extensions". Sections 2.0 on sustainable construction, 3.1 Local Distinctiveness, and 7.0 which deal with impact on neighbouring properties are considered relevant to the current scheme.

5.0 PLANNING HISTORY 5.1 The previous planning applications are relevant in the determination of this application:

5.2 PA 91/00404/A for Approval in principle for residential development & access road, rear of The Oaks, Lezayre Road/Fairfield Avenue, Ramsey ­ Permitted on Review.

5.3 PA 92/01165/B for Layout of plots, roads and sewers, Fields 6011, 6523 and 7030, off Fairfield Avenue, Ramsey ­ APPROVED. This approval set out the layout of area, as well as the plot delineations, including the application site. The scheme had a layout that includes Plots 1­4 situated northeast of the Home for People with Physical Disability, and Plots 5 ­7 situated south of the home.

5.4 PA 97/00524/B for Plots, roads & sewers for 3 No plots, land off Fairfield Avenue, Ramsey ­ APPROVED.

5.5 It is vital to note that Plot 6 (the application site), which was previously Plot 7, is the seventh residential Plot that was initially delineated to comprise Area H ­ Fairfield on the Ramsey Local Plan. Currently, only three of the dwellings have been erected and these are; Plot 3, Fairacre; Plot 5 (Now plot 4); and Plot 6 (now Plot 5).

6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

6.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they find the proposal to have no significant negative impact upon highway safety, network functionality and /or parking. The Applicant is advised to install an electric vehicle charging point to aid net zero objectives (28 April 2023).

6.2 The Department of Infrastructure (DOI) Highways Drainage have stated that allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads. They advise

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the applicant to be aware of and demonstrate compliance with the above clauses (12 July 2023).

6.3 DEFA Ecosystem Policy Team has made the following comments on the application: 6.3.1 Comments received 19 May 2023: o They state that they have concerns with the application in regards to the potential negative impacts the use of the site will have on the habitat on site (mapped as wet semi­ improved grassland in the 1991­1994 Phase 1 Habitat Survey), surrounding habitats, which include broadleaved trees, a large pond and a stream, and on the following protected wildlife; common frogs; roosting, foraging and commuting bats; and nesting birds. o They note that they are concerned about the impact of artificial lighting and the general deterioration in quality of the site because of use as a residential curtilage. o They state that the application is accompanied by enough detail about how impacts on wildlife will be avoided or mitigated. o They request that a Preliminary Ecological Appraisal (PEA), adhering to CIEEM (2017) Guidelines for Preliminary Ecological Appraisal (2nd edition) undertaken by a suitably qualified ecological consultancy, is submitted to Planning prior to determination of this application. o They state that should the PEA identify that ecologically important habitats and species are to be negatively impacted by the works then additional surveys will be required and a mitigation plan for their protection during and after the development, must be submitted to the Department for written approval prior to the determination of the application.

6.3.2 Comments received 18 August 2023: o They state that reviewed photos of the site which show that the land has already been modified since the 1991 ­ 1994 Phase 1 Habitat survey, and that the applicants have also confirmed that none of the boundary trees and hedges are to be removed. o Considering the above, they state that they retract the request for a Preliminary ecological appraisal prior to approval. o They state that they still consider that mitigation is required because of the potential impacts, during and post construction, on protected species, neighbouring habitats, and the loss of grassland habitat. Therefore, they request that if the application is approved, a condition should be secured for no works to commence, including site clearance, unless an ecological mitigation plan is provided to Planning and approved in writing. o They state that the plan should contain the following details: ­ Precautionary working methods to ensure that common frogs are not harmed during construction. ­ Measures to be put in place to protect boundary features from damage and to ensure that the large pond to the west of the site is not impacted by runoff and sedimentation during construction ­ If outside lighting is required, either permanent or during construction, then low level lighting plans for the site which adhere to best practise, as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 08/23 ­ Bats and Artificial Lighting (2023). o They state that due to the loss of the grassland habitat, they think that compensation is required and suggest that the applicant provide plans showing types and locations of bat and bird bricks to be erected in the new dwelling.

6.4 Manx National Heritage have made the following comments regarding the application (30 April 2023): o They state that the proposed development site is bordered by a number of what appear to be mature trees to the south with a small pond, fed by a stream, to the west. o They note that the location of the trees, in relation to the pond, could provide ideal feeding and roosting habitat for bats. o They request that a preliminary Ecological Survey is carried out before this application can be determined, and state that the results of the survey will determine the need for a full

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bat survey which would provide the necessary ecological evidence needed to further progress this application. o They state that to proceed with this application without an ecological survey could be an infringement of The Strategic Plan, Environmental Policy 3: which states that 'Development will not be permitted where it would result in unacceptable loss of or damage to woodland areas which have conservation value'.

6.5 In response to the comments from Manx National Heritage and DEFA Ecosystems Policy Team, the applicants have made the following comments (23 May 2023): o They state that the trees on this site are all at the periphery, as shown on the submitted plans and that the development will not affect any of them. AS such, the development cannot be contrary to EP3. o They note that the site is also immediately adjacent to another existing dwelling and on the other side is the golf course and adjacent to that, is the Ramsey Grammar School sports pitches with high levels of illumination. As such, they are struggling to see why such a level of ecological information should be required over and above what would normally be required for the development of a residential plot within a settlement. o They state that they would be happy to accept a condition which requires the necessary investigation and appropriate mitigation prior to the commencement of any works. o They refer to the approval granted for 21/001188/B for three plots on the adjacent golf course car park which requested this prior to commencement of works rather than prior to determination. o They confirm that there is no intention to remove any trees, which should be clear from the application and photographs provided therein.

6.6 Ramsey Commissioners have no objection to the application (25 May 2023).

6.7 No comments have been received from neighbouring properties.

7.0 ASSESSMENT 7.1 The fundamental issues to be considered in the assessment of the current application are: a. Principle of developing the site for the proposed use; b. The potential visual impact on the site, street scene and townscape; c. Impacts on Parking and Highway Safety; d. The potential impact on neighbouring properties; e. Ecological Impacts.

7.2 PRINCIPLE OF DEVELOPMENT (STP 1, SP2, HP4, & HP 6) 7.2.1 In assessing the principle of the proposed development, it is considered that the site is zoned for residential use which implies that the use of the site for residential purposes would be compatible with adjoining uses and conform to the general use of the area.

7.2.2 Likewise, the site is within the settlement boundary and adjacent to and surrounded by existing residential dwellings; conditions which would ensure that residential development here broadly aligns with Strategic Policy 1 and Housing Policy 4.

7.2.3 It is also vital to note that the Isle of Man Strategic Plan 2016 seeks to locate new housing and employment close to existing public transport facilities and routes, or where public transport facilities are, or can be improved, thereby reducing the need to use private cars and encouraging alternative means of transport, and it is considered that the site would meet this goal being situated within the settlement boundary and near a major public transport corridor (along the A3 Lezayre Road). While this does not signify a presumption in favour for all forms of housing development, it points to the fact the proposal would generally accord with the Strategic Plan goals for new housing on the Island. Therefore, in terms of the acceptability of the use of the site for residential development it is concluded that the proposal basically

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accords with the goals of Strategic Policy 1 and Housing Policy 4 of the Isle of Man Strategic Plan 2016.

7.2.4 In terms of compliance with the requirements of the Ramsey Local Plan which stipulates a maximum of 7 dwellings for the area (Area H ­ Fairfield), it is considered that the application site, now Plot 6 is the seventh Plot within the area and as such the scheme would not increase the number of dwellings beyond the requirements of Policy R/R/P2 of the Ramsey Local Plan (See Paragraphs 3.4 and 3.12 of the Ramsey Local Plan Written Statement 1998).

7.2.5 Overall, it is considered that the development of the site for residential purposes would be acceptable in principle. The acceptability of the principle does not in any way mean automatic approval for the proposed development, as the development of the site would have to be appropriate for the existing site character, character of locality and not result in adverse impacts on other attributes of the site, such as biodiversity, access and highway issues, and/or neighbouring amenity. Therefore, it still remains necessary to assess the proposed development against other relevant planning policies and the physical constraints of the application site.

7.3 VISUAL IMPACT ON THE SITE AND STREET SCENE (GP 2, STP 3, EP 42, & RDG 2021) 7.3.1 In terms of the size (footprint) of the dwelling and relationship with the spaces between the buildings which serve to define the character of the area, it is considered that the proposal respects the site character in this regard, as it would ensure the proposal fits with the site area and would be seamlessly integrated into the site, particularly as the development would be of an appropriate density, with the buildings scale, design and form would be respect the site size, topography and setting.

7.3.2 The mass and height of the new dwelling will also be in keeping with the character of the area. Whilst the building would still stand out and be particularly noticeable, being situated at the end of the estate and given the largely open nature of the site in its current form, the new dwelling would be reflective of the prevailing design pattern in the immediate locality, although integrating modern elements in the form of large full height glazed sections to the rear, which would not be particularly noticeable form the street scene.

7.3.4 It is also considered that the proposed dwelling will be of similar scale to the existing dwellings within Fairfield Avenue (in terms of relationship to plot size), with the modern elements also fitting seamlessly into the area, considering the houses here have slightly varied individual designs. Accordingly, the overall design, siting, layout, size, landscaping and finishes of the dwelling would all be acceptable and would create a pleasant housing development, without having significant adverse visual impacts to the amenities of the street scene, site or area.

7.4 IMPACT ON HIGHWAY SAFETY (General Policy 2h & I, TP's 1, & 7) 7.4.1 In terms of impacts on highway safety, it is considered that the proposed access arrangement, including visibility would be appropriate for the site and the single dwelling proposed for the site, and would offer safe access onto the existing highway and as such is acceptable.

7.4.2 With regard to off road parking, the dwelling would have at least 4 parking spaces provided within the site (two within the garage), which would meet the requirements of Transport Policy 7 as stipulated within Appendix 7 of the IOMSP. Additionally, the site is within walking distance to public transport corridor along the A3 Lezayre Road which increases the public transport options available to future occupants.

7.4.3 Likewise, Highway Services have assessed the proposal and find it to have no significant negative impact upon highway safety, network functionality and /or parking.

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Therefore, it is considered that this element of the scheme complies with the requirements of the aforementioned policies.

7.5 THE POTENTIAL IMPACT ON NEIGHBOURING PROPERTIES (GP 2 & RDG 2021) 7.5.1 With regard to the potential impact upon neighbouring properties, it is considered that the scheme would not result in adverse impacts on neighbouring residential amenity. This is hinged on the fact that the proposed building's height and position relative to the neighbouring dwellings, and the position of fenestrations which are more than 18m from the boundary with the closest neighbour at Manor House (25m from the closest neighbouring fenestration, would diminish any concerns in this regard. It is also considered that the mature landscaping on large section of the neighbouring property (Manor House) would further diminish any concerns in terms of overlooking, loss of light and overbearing impacts.

7.6 IMPACTS ON BIODIVERSITY (GP2, EP4 & EP5) 7.6.1 In terms of impacts on ecology or biodiversity within the site, it is also important to establish that if any real harm would result with respect to ecological and environmental concerns, it would only relate to the disturbance that could be created through the erection of the new dwelling on fauna which inhabit the mature landscaping on the site boundary. In this case, it is considered that the separating distance between the new dwelling and surrounding mature landscaping on site boundary which is more than 7m at the closest would serve to diminish any concerns in terms of impacts on ecology.

7.6.2 It is also important to note that that the existing vegetation on site boundary is mainly managed (with minimal potential to serve as established habitat for biodiversity). However, as the site has been no building on it, and as the mature landscaping on the site boundary form a congruent unit with the existing mature landscaping that characterise the area, conditions would be secured to ensure that the proposal does not result in adverse impacts on biodiversity on the site and surrounding area.

7.7 Other matters 7.7.1 No new confined spaces with easy access to those outside the site would be created, which would serve as easy hideouts for criminal activity or antisocial behaviour.

7.7.2 Likewise, the scheme would not impede access to the site in case of fire since there is apply provision for entry, turning and exit for larger vehicles (given the size of the access and turning area), with a clear break created between the application property and the neighbouring properties, which would be sufficient to prevent easy spread of fire.

7.7.3 Based on the foregoing, it is considered that the scheme aligns with the requirements of Community Policies 7, 10, and 11.

7.7.4 No other concerns have been noted.

8.0 CONCLUSION 8.1 Overall, it is considered that the design, highway impacts and visual impacts are acceptable, and the proposal would not result in harm to public or private amenity. The application is, therefore, recommended for approval.

9.0 INTERESTED PERSON STATUS 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure;

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(d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

9.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status.

9.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted

Date: 08.09.2023

Determining officer Signed : C BALMER

Chris Balmer

Principal Planner

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