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                                      23/01073/CON                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/01073/CON Applicant : Mr & Mrs Arul Neel Proposal : Erection of rear extensions at ground and first floor levels and associated internal alterations - RB 234 (in association with application 23/01074/GB) Site Address : Farm Hill Manor Farmhill Lane Douglas Isle Of Man IM2 2EF

Planning Officer: Mr Peiran Shen Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 06.12.2023 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.

Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.

This application has been recommended for approval for the following reason. It is judged that the proposal complies with sections 15 and 16 of the Town and Country Planning Act 1999, as the historic character of the building and setting of the Registered Building are being preserved. It is also judged that the application meets the tests of Strategic Policy 4 and Environment Policy 32 of the IOM Strategic Plan 2016 and the requirements within PPS 1/01 as the fabric and setting of the Registered Building is being protected and preserved. It is therefore recommended that the application be approved.

Plans/Drawings/Information;

This approval relates to the documents, photos and drawing no. 01, 02, 03 which has been received on 13th September and the bat survey on 24th November.

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                                      23/01073/CON                                     Page  2  of  4

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Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE 1.1 The application site is Farm Hill Manor, Farm Hill Lane, Douglas, a detached dwelling located to the north of Farm Hill Lane. There is a long driveway from Farm Hill Lane leading up to the house.

1.2 The house currently consists of a two-storey tandem-pitched-roof main dwelling, two two-storey flat-roof semi-circle shaped front extensions, a two-storey flat-roof extension on both the east, a two-storey mono-pitched-roof extension (with a parapet on the front elevation) on the east elevation, a two-storey mono-pitched-roof on the west elevation, a two- storey pitched roof extension in the middle of the rear elevation and a single-storey pitched- roof rear extension on both side on the two-storey extension. There is also a single-storey mono-pitched-roof outbuilding sharing a wall with the east side extension.

1.3 Farm Hill Manor is a registered building (No. 234).

2.0 THE PROPOSAL 2.1 This application is for demolition of rear wall of and a small chimney on the outbuilding, removing a window on the east elevation of the main dwelling and removing two windows on the rear extension.

2.2 This application relates to PA 23/01074/GB - Erection of rear extensions at ground and first floor levels and associated internal alterations.

3.0 PLANNING POLICY 3.1 TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions (3) In considering - (b) whether to grant registered building consent for any works, the relevant Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

3.2 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016 Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest;

3.3 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man

POLICY RB/3 General criteria applied in considering registered building applications The issues that are generally relevant to the consideration of all registered building applications are:-

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                                      23/01073/CON                                     Page  3  of  4

o The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context;

o The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register;

o The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings).

4.0 PLANNING HISTORY 4.1 There is no previous applications considered materially relevant to this application.

5.0 REPRESENTATIONS 5.1 Douglas Borough Council has no objection on this application (29.09.2023).

5.2 DoI Highway Services has not commented at the time of the report (04.12.2023).

5.3 The Assistant Registered Building Officer has no objection to this application (09.11.2023). The comment states that the new opening between the dining room and kitchen should be conditioned to preserve the special character of the building.

5.4 DEFA Ecosystem Policy Officer has no objection to this application (13.11.2023). The comment recommend works on roof to commence outside the breeding season for bats (before April or after the end of October in any calendar year).

6.0 ASSESSMENT 6.1 The pertinent issue to be assessed by this Registered Building Application is the impact of the proposed demolition on the character and appearance of the Conservation Area.

6.2 Section 16 of the Town and Country Planning Act 1999 requires the Department to have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

6.3 Overall it is judged that the proposed demolition preserves the special character, fabric and setting of the Registered Building. There is also no objection from the Assistant Registered Building Officer either.

7.0 CONCLUSION 7.1 It is judged that the proposal complies with sections 15 and 16 of the Town and Country Planning Act 1999, as the historic character of the building and setting of the Registered Building are being preserved. It is also judged that the application meets the tests of Strategic Policy 4 and Environment Policy 32 of the IOM Strategic Plan 2016 and the requirements within PPS 1/01 as the fabric and setting of the Registered Building is being protected and preserved. It is therefore recommended that the application be approved.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) Manx National Heritage; and (c) The local authority in whose district the land the subject of the application is situated

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8.2. In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application. __

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 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 : 08.12.2023

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

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