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PLANNING OFFICER REPORT AND RECOMMENDATIONS 14/00772/B Mr Michael Keen Removal of existing entrance pillars and walls and erection of replacement pillars, walls and new automatic entrance gates Farm Hill Manor Farmhill Lane Douglas Isle Of Man IM2 2EF Application No.: Applicant: Proposal: Site Address: Case Officer: Photo Taken : Site Visit: Expected Decision Level: Officer Delegation Mr S Moore Officer's Report THE SUE The application site comprises the entrance of Farmhill Manor, a small two storey mansion situated two miies south of Douglas. It is in a rural setting, sited in mature parkland and surrounded with trees. The main frontage is a particularly fine example of formal late Georgian classical design with some features rare, if not unique, in the Isle of Man. 1. The main entrance to Farmhill Manor, the basis of these proposals, is located on the fer south east of the site, off Farmhill Lane. 1.2 1.3 Farmhill Lane is characterised by fairly large detached dwellings located off the south western side of the Lane, set in mature trees. THE PROPOSAL These proposals seek planning permission for the removal of the existing entrance pillars and walls and the erection of replacement pillars, walls and new automatic entrance gates. 2. PLANNING HISTORY The following applications are considered relevant to the consideration of this 3. application: 12/01012/B - Alterations to driveway and access and additional use of dwelling as a children's nursery - Application Refused 09/01566/B - Lowering of floor levels and removal of concrete roof copings to apartments under construction, rear of Farmhill Manor, Farmhill, Douglas - Application Permitted 09/00139/GB - Repair works to existing dwelling and ancillary works within curtilage, including erection of detached garage, erection of fencing and lowering of ground level at side of house (In association with 09/00140/CON) - Application Permitted 14/00772/B Page 1 of 6 5 August 2014

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90/00167/B - Erection of boundary fence, Farmhill Manor, Farmhill, Douglas - Application Permitted DEVELOPMENT PLAN POLICIES The application site is located within an area of "Private \A/oodland" as identified within the Douglas Local Plan 1998, Map No.2 (South). 4. The relevant planning policies from the Isle of Man Strategic Plan 2007 (20th June 2007), are General Policy 2 and Strategic Policy 4, Environmental Policy 35 and Policies RB/3 and RB/5 of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Consen/ation of the Historic Environment of the Isle of Man) are also considered to be relevant in determining this application. 4.1 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; 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 iandscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; does not affect adversely public views of the sea; 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 ail 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; does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (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." (b) (e) (0 (k) Strategic Policy 4 states: "Proposals for development must: Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest; protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and not cause or lead unacceptable environmental pollution or disturbance." (a) (b) (c) Policy RB/3: General criteria applied in considering registered building applications states: 5 August 2014 14/00772/B Page 2 of 6

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"The issues that are generally relevant to the consideration of all registered building applications are:- 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; 0 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; 0 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)." 0 RB/5: Alterations and Extensions: "In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the 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. Registered Building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals. Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative affect upon the building's special interest as a result of several minor works which may individually seem of little consequence." Environment Policy 32 states: "Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted." CONSULTATIONS: Douglas Borough Council has considered the application with 'no objection to the 5. proposals’. 5.1 The Department of Infrastructure Highways Services have considered the application and confirm that they 'do not oppose subject to the imposition of the following condition': "The applicant shall contact the Network Operations Section of the Department of Infrastructure prior to carrying out any works within the highway, including the installation of drop kerbs.’ 14/00772/B 5 August 2014 Page 3 of 6

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ASSESSMENT The application seeks planning permission for the removal of existing entrance pillars and associated low walls and the erection of replacement pillars, walls and new automatic entrance gates. 6. Farmhill Manor was added to the Protected Buildings Register on the 06th June 2006 for the following reasons; 6.1 "Architectural Interest and Aesthetic Quality A fine example of a minor country house converted from a substantial Manx farmhouse in the period 1780-1825. The principal elevation to the south west is a strongly modelled screen in the late Georgian style with semi circular bays and regular fenestration separated by classical elements, Tuscan pilasters, moulded panels and cornices. The central doorway has a 6- quadrant lead and glass fanlight, pilasters with key- pattern incisions and a finely detailed Doric porch with fluted columns and capitals with egg-and-dart ornament. Behind the grand fagade is a traditional double-gabled house of two substantial storeys with lofts in the roof space. The front section may be a mid or late 18th century extension of the original, which retains its T-shaped plan. The earlier rear section contains a modestly proportioned staircase with familiar late Georgian details. The roof is collared with two purlins on each side, and there are loft windows flanking the chimneys in the end gabies. Historic Interest The house is an exceptionally good illustration of the development of the Manx 'thie mooar' or 'big house' from Quarterland farm to gentleman's mansion over the century c 1725-1825. Close Historic Association Originally 'Ballaquirk', the house was renamed Farmhill on its acquisition by Senhouse Wilson, Receiver-General of the Isle of Man and a member of the Governor's Council during the time of the 4th Duke of Atholl (the builder of the Castle Mona). Senhouse Wilson was part of the elite of the Island, related closely to the Christians of Milntown and the Goldie Taubman family who were major figures in the government of the Isle of Man, Age and Rarity Farmhiil Manor survives as an excellent example of late Georgian improvement of a more ancient structure. Much of the fabric is 18th century there may be earlier sections of the building." At the time the property was added to the Protected Buildings Register, the existing gate was a painted timber, 'five bar' gate typical of a rural setting. It is doubtful that that gate was an original gate to the property. 6.2 The existing boundary to the North West of the entranceway appears to be a sod hedge with mature hedging and trees with fencing. In recent times, a form of timber palisade fencing appears to have been erected. In conjunction with this fencing pair of simple palisade gates has been added. 6.3 The existing entranceway is simply formed in low, sweeping painted render walls with a simple square pillar and appears contemporary with the boundary treatment formed to the neighbouring properties. As such therefore, the entranceway as currently formed, is of limited architectural and/or historic interest and its removal is not of concern. 6.4 5 August 2014 14/00772/B Page 4 of 6

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The proposals will result in the removal of the existing walls and gate pillar and their replacement with a pair of square rendered pillars set 4m apart to allow for the insertion of a pair of steel swept head gates. The pillars will be topped with stone copings with a Griffin on top. Either side of the gates will be a section of Manx stone walling with stone copings to the height of the existing timber fence, The alterations are relatively minor as in effect, the walls are lifted to 2m, a set of gates installed and the materials used altered for Manx stone walling. 6.5 Overall it is considered that this Planning Approval for the removal of existing entrance pillars and walls and the erection of replacement pillars, walls and new automatic entrance gates is not considered to detrimentally impact upon the character and setting of the Registered Building and is therefore considered acceptable. In doing so, it is considered that the application conforms to the basis Strategic Policy 4, General Policy 2 and Environment Policy 32 of the Isle of Man Strategic Plan 2007 (20th June 2007), and Policies Policy RB/3: Genera! Criteria Applied In Considering Registered Building Applications and RB/5: Alterations and Extensions of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and is therefore correspondingly acceptable. 7. RECOMMENDATION: For the above reasons the application is considered to be acceptable and is recommended for approval. 8. PARTY STATUS: The local authority Douglas Borough Council is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded interested person status. 9. The Department of Infrastructure Highway Services is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4), considered an "interested person" and as such should be afforded interested person status. 9.1 Recommendation Recommended Decision: Permitted Date of Recommendation: Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals Cl. 14/00772/B Page 5 of 6 5 August 2014

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The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. To comply with article 14 of the Town and Country Planning (Development Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. C2. No development shall commence until samples of the natural stone to be used in the construction of the external facing of the walls to either side of the gates have been provided on site and approved in writing by the Planning Authority. The approved natural stone shall be kept on site for reference until the development is completed. 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. This approval relates to Drawing Number 2014.12 01 'Site and Location Plans', Drawing Number 2014.12 02 'Existing Plan showing levels, Existing Photos', Drawing Number 2014.12 03 'Proposed Plan, Proposed and Existing Eievations, Elevations of Gates'. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. .■s...'.t. Decision Made: Permitted Date: Determining officer (delete as appropriate) Signed :... Chris Balmer Senior Planningi Officer Signed :... Sarah Corlett Senior Planning Officer Signed :... Michael Gallagher Signed :... Jennifer Chance Director of Planning and Building Control Head of Development Management 5 August 2014 14/00772/B Page 6 of 6