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                                      24/91092/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 24/91092/B Applicant : Mr Martin Freestone Proposal : Replacement of first floor window with a door and external flight of steps and landing to lead up to door (retrospective) Site Address : Rose Hill Farm Richmond Hill Douglas Isle Of Man IM4 1JG

Principal Planner: Chris Balmer Photo Taken : Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 23.10.2024 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

This application has been recommended for approval for the following reason. It is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan and not have any significant adverse impact upon public or private amenities.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 20.09.2024. __

Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal:

DOI Highway Services - No Objection Local Authority - No Objection __

Officer’s Report

1.0 THE APPLICATION SITE

1.1 The application site is a building within the Rosehill Farm site. Rosehill Farm is a farm situated at the top of Richmond Hill and lying to the south thereof. The entrance sits between Rosehill Lodge and the entrance to Beaconsfield Farm to the south west.

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1.2 Rosehill Farm accommodates a range of buildings including the dwelling - Rosehill Farm house which has recently been extended (see Planning History), a group of outbuildings which incorporate a large, modern indoor arena, a two storey building used as residential accommodation and most recently has planning approval for additional use as tourist accommodation, and a single storey stable building. The two storey residential/tourist accommodation sits between the indoor arena and the single storey stables.

1.3 The application site comprises a section of the Rosehill Farm house only.

2.0 PROPOSAL 2.1 Planning permission is sought for the replacement of first floor window with a door and external flight of steps and landing to lead up to door (retrospective). All works to the south elevation of the dwelling.

3.0 PLANNING HISTORY 3.1 The site has been subject to a number of previous applications those considered relevant to the assessment of this application are as follows

3.2 Erection of first floor extensions to provide additional living accommodation - 18/00886/B - APPROVED

3.3 Erection of first floor extensions - 11/00968/B - APPROVED

3.4 Erection of first floor extensions - 02/01602/B - APPROVED

4.0 PLANNING POLICY 4.1 The site lies within an area not designated for development on the Area Plan for the East 2020 and is outside of any settlement boundary. As such, there is a general presumption against development.

4.2 Landscape Character Assessment 2008. The site appears to lie on the boundary of two areas of the same Landscape Character Incised Inland Slopes (D10 Braaid and D13 Santon).

4.3 Environment Policy 1 states; "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."

4.4 Housing Policy 16 states: "The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public."

5.0 REPRESENTATIONS 5.1 Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Braddan Parish Commissioners have no objection (01.10.2024).

5.2 Department of Infrastructure (DOI) Highways Division comment there is no highway interest (26.09.2024).

6.0 ASSESSMENT

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6.1 The fundamental issues to consider in the assessment of this current planning application are; the visual impact; and the potential neighbouring amenity.

6.2 The proposed works are located to the southern elevation and a significant distance from Richmond Hill i.e. the main public viewpoints. The works are not significant in size nor detract from the visual amenities of the property or detrimental visual impact within the site or wider landscape.

Impact on neighbouring amenity 6.3 Given the size and position of the works and significant distance to neighbouring properties it is not considered to any adverse impacts upon neighbouring residential amenities would occur.

7.0 CONCLUSION 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan and not have any significant adverse impact upon public or private amenities and therefore it is recommended that the application be approved.

8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).

8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.

8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.

8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.

8.5 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 the Right to Appeal.

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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 and/or rights to appeal.

Decision Made : Permitted

Date: 23.10.2024 Determining Officer

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Signed : J SINGLETON

Jason Singleton

Principal Planner

Customer note

This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/customers and archive record.