117049

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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/01447/B Applicant : Mr Alan Burrows Proposal : Erection of a detached dwelling with associated detached garage, landscaping retaining walls and new vehicle access Site Address : Land Adjoining Rockwood And South Court Ramsey Road Laxey Isle Of Man

Principal Planner: Mr Chris Balmer Photo Taken : 05.02.2020 Site Visit : 05.02.2020 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 08.06.2020 __

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

C 2. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.

Reason: To control development in the interests of the amenities of the surrounding area.

C 3. No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.

Reason: In the interests of the character and appearance of the site and surrounding area.

C 4. The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.

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Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.

C 5. The visibility splay(s) identified on drawing P-01 REV A; shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1m in height above adjoining carriageway level.

Reason: In the interests of highway safety.

C 6. No development shall take place until full details of soft and hard landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new planting (including tree planting) showing, type, size and position of each. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwelling hereby permitted.

Reason: To ensure the provision of an appropriate landscape setting to the development.

C 7. Obscure glazing (Grade 5) shall be installed in the south east elevation of the ground floor and lower ground floor en suite bathroom windows and shall be kept and maintained thereafter.

Reason: To preserve the amenities of the occupants of the adjacent dwelling.

C 8. No development may commence (including further site clearance) until a Precautionary Working Method Statement by an ecological consultant in relation to Common/Viviparous Lizards which are known within the area has been undertaken and approved in writing by the Department and the recommendations of this report are fully adhered to.

Reason: To ensure adequate protection of a native species of reptile on the IOM which are protected under Schedule 5 of the Wildlife Act 1990.

N 1. The applicant is strongly recommended to discuss the proposed works with the Chief Engineer of the Isle of Man Railways in relation to a Construction Method Statement prior to commencement of construction.

This application has been recommended for approval for the following reason. It is considered the principle of residential development is appropriate on this site for the reasons indicated, namely being appropriate form of development within the street scene and within the site and not having a significant adverse impact upon neighbouring amenities and therefore comply with the relevant planning policies listed within the IOMSP and The Residential Design Guide.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawings reference numbers:

Received on 27th December 2019 EX-01, P-02, P-03, P-04, P-05 & P-06

Received on 4th February 2020 SK10 & Sk11

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Received on 11th March 2020 P-01 REV A __

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:

Isle of Man Railways (DOI) as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status (July 2018).

It is recommended that the following persons should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):

Langley House, Ramsey Road, Laxey as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status (July 2018), in relation to their concerns of highway safety impacts only. __

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application site is Land adjoining Rockwood And South Court, Ramsey Road, Laxey which is located on the southern side of Ramsey Road in Laxey and north of the MER line.

1.2 The site is located on a hillside (Laxey Valley) where the ground level falls from the northern boundary to the southern boundary by approximately 16m over a 60m distance (Section A-A). Works have been undertaken on the site under previous works. Theses have result in the creation of number of level plateaus. Along the southern boundary of the site (parallel with MER line) a recently flat roofed building (garden above) has been constructed to create a leisure building. This would be used for the occupants of the new dwelling.

1.3 Access to the site is form an existing access to the north-western corner of the site onto the Ramsey Road. From the access the driveway runs downwards into the site.

1.4 Along the northern roadside boundary of the site a recent hedgerow has been created. There is also mature planting along the eastern boundary of the site which is shared with the neighbouring property South Court.

2.0 PROPOSAL 2.1 The application seeks approval for the erection of a detached dwelling with associated detached garage, landscaping retaining walls and new vehicle access. The dwelling from the front elevation (facing toward Ramsey Road) would appear single storey in height; however, given the topography of the site the rear elevation would be three storeys. The dwelling would have a width of 29.8m, a depth of 18.5m and a maximum ridge height of 15.5m (south west elevation). The finished floor level of the ground floor (this being the top floor - plan P-02 describes the levels as ground floor, lower ground floor and basement level) is set 4m below the Ramsey Road level. The roof ridge would be approximately 3.5m above the Ramsey Road level.

2.2 The proposal also includes a detached garage (can accommodate five cars) which is located between the new dwelling the Ramsey Road. This would measure 15.5 x 7m with a ridge height of 6m.

3.0 PLANNING HISTORY

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3.1 The application site has been the subject of a number of previous planning applications, the following of which are considered specifically material to the assessment of this current planning application:

3.2 Planning application 05/92177/B sought planning approval for the erection of a dwelling with garage on the application site. This application was approved on the 10th July 2006.

3.3 Planning application 07/01527/B sought planning approval for the erection of a dwelling with garage (Amendment to approved 05/92177B) on the application site. This application was approved on the 24th October 2007.

3.4 Planning application 11/00143/B sought planning approval for the erection of a private multi-purpose sports range within the application site. This previous planning application was approved on the 28th April 2001. A subsequent appeal against the approval was dismissed, with the appeal approval issued on the 24th August 2011.

3.5 Planning application 12/01375/B sought planning approval for the erection of a private multi-purpose sports facility with pool (comprising amendments to PA 11/00143/B). This application was approved on the 15th November 2012.

3.6 Planning application 13/00049/B sought planning approval for the erection of a private multi-purpose sports facility with pool (comprising amendments to PA 12/01375/B). This application was approved on the 21st February 2013.

3.7 Planning application 14/00757/B sought planning approval for the erection of a retaining wall of gabion baskets along the boundary with Manx Electric Railway tracks (retrospective). This application was approved on the 31st July 2014.

3.8 Planning application 19/00565/B sought planning approval for the erection of a roof canopy / gazebo to an existing patio / walled area. This application was approved on the 1st July 2019.

4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site is within an area of predominantly residential use under the Laxey and Lonan Area Plan Order 2005. Under this Local Plan the following Policy L/RES/PR/1 states: "Residential development will generally only be approved within the study area in those areas designated as proposed and existing residential. In particular, in the case of Agneash no further dwellings will be approved although, as will be the case in areas zoned as residential, alterations 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."

4.2 Under the Modified Draft Area Plan for the East the site is designated as residential.

4.3 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains a number of policies that are considered specifically material to the assessment of this current planning application.

4.4 Strategic Policy 1 states: "Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under- used land and buildings, and re-using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services."

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4.5 Strategic Policy 2 states: "New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3."

4.6 The Strategic Plan identifies a hierarchy of settlements that guide what type of development is appropriate within them. Laxey is designated as one of the nine "Service Villages" within the Island (Spatial Policy 3). This Policy states that; "Area Plans will define the development boundaries of such villages so as to maintain and where appropriate increase employment opportunities. Housing should be provided to meet local needs and in appropriate cases to broaden the choice of location of housing."

4.7 General Policy 2 states: "Development which is in accordance with the land-use 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; (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; (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;

4.8 Housing Policy 4 states: "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(1) of these towns and villages where identified in adopted Area Plans..."

4.9 Transport Policy 4 states: "The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan."

4.10 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. The current standards are set out in Appendix 7."

4.11 RESIDENTIAL DESIGN GUIDE JULY 2019

5.0 REPRESENTATIONS 5.1 Garff Commissioners make the following comments: 31.01.20 Members considered this application carefully. Some Members felt that the proposed development was too large for the site and would cause visual intrusion when viewed from Ramsey Road, but particularly from across the valley at points such as Rencell Hill, etc. The consensus of the majority of Members, however, was that the proposals were generally acceptable. The Board Resolved to submit no objection to the proposals.

24.02.20 The visual impact of the building had been one of the matters considered at the previous meeting. The Commission considered the additional information submitted in detail. Concerns were reiterated by some members in regard to the size and scope of the proposed

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dwelling, but the overall consensus amongst the Board was as expressed in their original submission on this application dated 31.01.20

5.2 Highways Services initially objected to the application (07.02.2020) on the grounds that: "The proposed development is located below Ramsay Road therefore as a result; the access climbs up at an angle to the main road turning towards to the main road at 90 degrees.

Due to the level constraints, a vehicle exiting the site is still climbing as it waits for a gap in the traffic to join Ramsay Road. Concerns are raised over the gradient of the access as a vehicle joins the public highway in terms of visibility in either direction and the fact that during icy conditions, vehicle traction maybe an issue leading to delayed / hesitant behaviour of a driver.

A more acceptable design would be have a level plateau for at least 5m from the edge of Ramsay Road into the access.

There is no evidence to suggest that sightlines of 2.4m x 43.0m are commensurate with vehicle speeds on Ramsay Road. Given the concerns already raised over the access and its potential impact to visibility, concerns are also raised with regard to the stopping sight distances available to both drivers exiting the site and those approaching access on Ramsay Road.

The above issues represent a material road safety concern that may adversely affect other road users. Refusal is therefore recommended.

Recommendation: OBJECT"

5.2.1 Following amended plans /additional information Highway Services have made the following comments (14.08.2019); "Required Access Design Standard The A2 Ramsey Road adjacent to the proposed development is subject to a 30 mph speed limit and is categorised as a primary route. It is considered by the DOI that the movement function of the A2 at this location outweighs the place function therefore in accordance with Table 7.8 of the MFMR the design of the access must conform to the Design Manual for Roads and Bridges (CD123 Geometric design of at-grade priority and signal-controlled junctions).

Vehicle Movements and Access Type No estimate of vehicle movements has been provided by the applicant. Reviewing the applicant's statement indicates that the combined movements associated with a residential property should not generally exceed 50 movements a week, therefore a direct access as defined in CD123 will be appropriate.

Access Design Horizontal Layout: The layout of the direct access as shown on the plan (Site Plan Drg No. P-01 rev A dated July 2019 A) conforms to CD123. Vertical Layout: CD123 requires that the gradient should not exceeding 4% over a distance of at least 5 metres as measured from the edge of the major road carriageway. Providing a relatively flat section prevents drivers having to perform a 'hill start', which reduces the risk of vehicles stalling or inadvertently rolling out into the major road. The proposed layout plan shows a gradient of 7% (1:14). This gradient does not conform to CD123, however it does not exceed the maximum gradient allowable by MFMR (see para 10.2.5). Highway services will allow a relaxation of the design standard.

Visibility Splay: No speed measurements have been made available by the Applicant therefore the calculated 'y' distance for visibility purposes based upon Design Manual for Roads and Bridges CD 109 Highway link design guidance for 30mph is 90m. The 'x' distance will be 2.4m. The Site Plan shows visibility splays in both directions along the A2 as 2.4m by 43m, which do

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not conform to CD123. Site measurements undertake by Highway Services show that a 2.4m by 90m visibility splay is achievable.

Forward Visibility: The direct access is formed on the outside of a bend, therefore the inter- visibility between the approaching southwest bound driver and the driver turning right into the access must be of sufficient distance so that the risk of a collision is minimised. The required stopping sight distance is set out within DMRB CD 109 Highway Link Design. The desirable minimum stopping sight distance for 50kph (31.25mph) is 70m. On site measurements indicate that the stopping site distance is 56m. CD 109 allows for a relaxation in the desirable minimum stopping sight distance to 50m subject to site specific factors. Highway Services have undertaken site observations and consider the existing presence and frequency of direct access is such that drivers will be aware that they may encounter vehicles turning vehicles and that this section of road is subject to a 30mph speed limit will mitigate the risk of a collision. Therefore, Highway Services will allow the relaxation of the desirable stopping sight distance.

Conclusion: Highways Services considers the proposed development will have not have an adverse impact on road user safety or highway capacity.

Recommendation: DNOC"

5.3 Manx Utilities (MUA) where consulted on the application but no comments where received.

5.4 The Ecosystems Policy Officer comments (31.01.2020) that while site clearance has already taken place, they have records of Common/Viviparous Lizards adjacent to the site and because the amount of suitable habitat for common lizards they request a Precautionary Working Method Statement by an ecological consultant prior to the commencement of any development.

5.5 The Technical Support Assistant (IOM Railways) comments that as the site of the proposed development has a common boundary with the operational line of the MER line it is imperative that the contractor contacts the Engineering Department before any works commences to ensure all of the IOM Railway safety requirements are met (14.01.2020); Further comments (03.04.2020) commented that the applicant takes sufficient precautions to ensure that surface water from the site does not interfere in any way with the permanent way of the Manx Electric Railway.

5.6 The owner/occupier of Langley House, Ramsey Road, Laxey have objected to the application which can be summarised as (20.01.2020); other works on site should be considered in terms of context of the current application; number of applications between 2001 and 2007 were approved but not proceeded with, these included a modest bungalow which would site below the road level; this has been replaced with a mini mansion of several storeys with a large garage structure; this is also as well as the sports/leisure centre and entertainment areas already built; not in keeping with existing architecture in area; if approved it has the potential to become an intensive leisure or club/tourist activity; which would lead to a very busy, noisy and inappropriate non-domestic activity or semi club style/airbnb/hotel site; this uses would cause highway safety concern onto the Ramsey Road; overdevelopment of the site; new proposal is a more intrusive form of development; no objection to a bungalow style property; disturbances by construction activates on the site for 20 years; a d highway safety concerns of up to 10 vehicles and the unavoidable additional noise disturbances tis would create to neighbourhood.

5.7 In response to the comments made by the owner/occupier of Langley House, the applicant make the following summarised comments (03.02.2020); previous approvals (05/92177/B & 07/01527/B) where for a two storey dwelling not a bungalow; the gross floor areas of both of these were 897sqm and the garage 125sqm; the current application is 900sqm dwelling and 109 sqm garage; This clearly shows the size and scale is very similar to what have been approved previously; this new proposal does have an additional floor but smaller footprint

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than previous approvals; application has no indentations to use as a leisure club; the sporting/shooting facilities will continue to be used by the applicant and his family; the access has been designed to be safe and meet the requirements of Highway Services; new dwelling from Ramsey Road will appear as a single storey dwelling only a small section of the garage roof and the house is visible from Ramsey Road and boundary wall and hedges would reduce this view further; owners of Landley House will continue to enjoy uninterrupted views across to the bay as they will overlook the roofs of new dwelling/garage; design is in context of other dwellings in area which are ad-hoc arrangements of one, two, three and four storey dwellings set on steeply sloping hillsides, curving along the lines of Laxey bay.

6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this current planning application are (i) the principle of the proposal; (ii) Potential impact on the neighbouring residents living conditions; (iii) visual impact on the streetscene; (iv) Potential impact on highway safety for access/parking provision; and (v) ecology matters.

(i) The principle of the proposal 6.2 As outlined within the planning policy section of this report, the site is designated as predominately residential use and therefore the proposal for residential development is acceptable in terms of complying with the land-use designation. Further, the previous planning applications were approved for a single residential dwelling on this site and the land use designation has not changed since these times.

6.3 Consideration should also be given to The Isle of Man Strategic Plan which has been adopted (1st April 2016). Within this document Strategic Policies 1 & 2 require that new dwellings be located within existing sustainable settlements. Spatial Policy 3 also indicates that Laxey is a Service Village and that housing should be provided to meet local needs and in appropriate cases to broaden the choice of location of housing.

6.4 Accordingly, given the above reasons it is considered the principle of developing the site for residential development is acceptable. This is not an automatic reason to allow the proposal as the other matters listed within paragraph 6.1 of this report still need to be considered and be considered acceptable.

(ii) Potential impact on the neighbouring residents living conditions 6.5 The main issue to consider are whether the proposal would result in a significant adverse impact through overlooking resulting in a loss of privacy, loss of light and/or over bearing impact upon outlooks. The properties most likely to be affect would be Langley House & Kia Ora to the north and South Court to the east of the site.

Langley House & Kia Ora 6.6 These dwellings would be located to the north of the site (Kia Ora approximately 42m and Langley House approximately 45m both measured to new dwelling) and would likely have views over the roof ridges of the development on the site. This is given the application site is set significantly lower than the finishes floor level of both these properties, which themselves are set above the Ramsey Road by approximately 2 to 3 m (i.e. finished floor level of new dwelling/garage approx 6 to 7m lower). It is also noted mature hedgerows/vegetation also existing along the road side boundaries of these properties which would also screen views of the proposed works. Overall, given the distances from these properties, the significant level differences, the design of the dwelling/garage (would appear single storey from these properties) and existing landscaping within the site and neighbouring properties; it is considered there would be no significant impacts upon amenities to warrant a refusal.

6.7 Objections are noted in relation to the amount of construction activity on the site which are very understandable concerns, especially for a per long period of time. However, the matter of construction is not material planning considerations which can be taken into account. Additionally, concern is raised on possible future uses. However, the current application is for a

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single dwelling only and is being considered as such, any additional uses would require further planning applications to be made and considered.

South Court 6.8 This dwelling sites to the west of the site. The south west gable elevation of the new dwelling would be the elevation facing towards the South Court. This property would be approximately 30m away at it closest point from the new dwelling. Significant mature landscaping existing along the shared boundary (albeit the majority appears to be within the ownership of South Court) of these sites and this is proposed to be reinforced with additional planting along this boundary. There are a total five windows within the south east gable elevation of the new dwelling which look towards South Court; however, these are either high level windows or are widows serving en-suites which could be conditioned to be obscure glazed. Overall, given the distance of the new dwelling to South Court, the orientation of the two dwellings (gable to gable); existing and proposed landscaping and with obscure glazing condition attached; it is consider the proposal would not have adverse impacts upon residential amenities to warrant a refusal.

(iii) Visual impact on the streetscene 6.9 While on a hillside, the property from a public prospective would be well screened, especially from Main Road (opposite side of valley) given significant vegetation/trees along the roadside boundary of Main Road and also the level of built development along the road as well. Accordingly, very few glimpses can be observed, even during winter periods when trees are leafless. Along a small stretch of Lower Rencell Hill (again opposite side of valley) the dwelling would be partially observed. However, even when views would be achievable, the dwelling while larger than most; it would essentially blend in with the existing built development to either side of the site and above the site (properties to north which are set above the site). From the Ramsey Road, views again would be limited with the upper sections of the dwelling and garage being noticeable. Accordingly, it is not considered the visual impacts wold be significant from this distant locations and when passing the site. The use of timber and stone would also reduce the appearance, compared to painted white render which draws the eye much more in a landscape.

6.10 The applicants comments are correct that there is a number of different styles and size of properties along the Ramsey Road, but also the whole valley as a whole; which have continually to involve of a number of years. This proposal while different in some ways, does include pitched and hipped roofs with a vertical emphasis which are features found in a number of traditional properties throughout the valley. The dwelling is large; albeit so is the site and as has been outline by the applicants in terms of floor area similar sized dwellings have been approved. It is acceptable this dwelling would have a greater height (additional storey) over previous approvals; its footprint is reduced. The additional height, is not considered to cause a concern; again given the variety of heights of dwellings in the area, this would continue the current character of the area. It is also considered the overall design and quality of finishes is much superior of previous applications which would have resulted in a 1960's/70's style property which the Department would seek not to replicate now.

(iv) Potential impact on highway safety for access/parking provision 6.11 The proposal requires to have at least two off road parking spaces and this is easily achieved. Accordingly, from a parking perspective within the site, the proposal is acceptable.

6.12 In terms of the access arrangements there was initial concern raised by Highway Services. However, following additional plans and information being provided Highway Services no longer have an objection and considered the access arrangements to be acceptable. It should also be noted that previous applications have been granted for similar access arrangements at this location.

(v) Ecology matters

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6.13 Comments are noted form the Ecosystem Policy Officer regarding the potential for Common Lizards. A condition should be attached which requires a report be prepared and approved in writing by the Department prior to any approved works commencing.

7.0 CONCLUSION 7.1 Overall, it is considered the principle of residential development is appropriate on this site for the reasons indicated and therefore comply with the relevant planning policies listed. Accordingly, it is recommended that the application be approved.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.

8.2 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 in Article 6(4) who should be given Interested Person Status. 8.3 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 30.06.2020

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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