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                                      23/01040/B                                     Page  1  of  11

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/01040/B Applicant : Bravo Homes Limited Proposal : Refurbish existing house and add extensions to each side and area of lawn adjacent to extended house, create additional off- road parking area with triple garage to utilise two existing accesses, and manage remainder of residential curtilage, retaining its natural state Site Address : Grenaby House Grenaby Ballasalla Isle Of Man IM9 3BD

Planning Officer: Mr Toby Cowell Photo Taken : Site Visit : Expected Decision Level : Planning Committee

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 19.01.2024 __

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. Prior to the commencement of above ground works, full details of all materials to be used in the external finishes of the dwelling shall be submitted to the Department for approval. The development shall thereafter be undertaken in accordance with the approved.

Reason: To ensure the development is of the highest quality and appropriate from a visual standpoint.

C 3. Details of the windows and doors at a scale of 1:20 are to be submitted to and approved in writing by the Department. Thereafter, the windows and doors are to be installed in accordance with the approved details.

Reason: To preserve the character and fabric of the existing dwelling.

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C 4. All hard and soft landscaping works within the site shall be undertaken in full accordance with the approved landscaping plan (drwg. No. 298/024) and the accompanying technical specification document. This shall include all ecological enhancements noted on the approved plan. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department.

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

C 5. No permanent external lighting shall be installed unless a sensitive low level lighting plan, following best practise, as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 08/23 - Bats and Artificial Lighting (2023), has been submitted to the Department and approved in writing. The lighting scheme shall therefore be undertaken in accordance with the approved details.

Reason: To ensure that an appropriate ecologically sensitive lighting scheme is installed on site.

C 6. The development shall be undertaken in full accordance with the mitigation and flood risk prevention measures outlined in the approved Flood Risk Assessment received 19.01.2024.

Reason: To ensure that the development would be appropriate from a flood risk perspective.

C 7. 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.

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

C 8. The garage hereby approved shall at all times be made available for the parking of private motor vehicles(s) and shall be retained available for such use. The garage shall not be used for any other purpose without prior consent of the Department in writing.

Reason: To provide adequate off-street parking and ensure that the building would not be used for any purpose which may not be ancillary to the host dwellinghouse.

C 9. 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.

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

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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 proposed development is considered to amount to appropriate extension to a traditional styled property in the countryside, without detriment to the character and appearance of the immediate streetscene or wider landscape. The proposals would help facilitate the restoration, conservation and retention of the existing dwelling which is considered to be of historic and architectural significance, whilst providing well-designed additions that respect the form and built vernacular of the property. The proposals are therefore deemed compliant with Spatial Policy 5, Strategy Policy 5, General Policies 2 and 3, Housing Policy 15, and Environment Policies 1, 3, 4 and 5 of the Strategic Plan (2016).

Plans/Drawings/Information;

This approval relates to the following drawings and documents; Flood Risk Assessment Received 19.01.24

298/024 Landscaping specification Front CGI view Received 06.11.23

298/001 298/002 298/010 298/020 298/021 298/022 298/023 Design Statement Rear CGI view Received 08.09.23 __

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: Department of Infrastructure Flood Risk Management Division Manx Utilities Authority Manx National Heritage __

Officer’s Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE DUE TO NON-COMPLIANCE WITH THE DEVELOPMENT PLAN

1.0 THE SITE 1.1 The site represents the residential curtilage (1 acre) of an existing dwelling situated at the lower end of Grenaby Road (641) to the east of the junction with the B40 Grenaby Road which leads to Bailabeg. The Grenaby Road runs along the western boundary of the site with

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the Silverburn River running along the eastern boundary with a public footpath running on the opposite of the riverbank. A public footpath also runs along the southern boundary of the site.

1.2 The dwelling is in form a traditional two storey Manx farmhouse, albeit with more higher status features which includes larger sliding sash timber panelled windows, a central projecting front gable ended bay and more decorative features. The property is faced in stone (although the front and gable elevations have been painted in a whitewash) with two gable ended chimneys and a slate roof. To the south-west of the dwelling is a large detached stone barn in a dilapidated state which is heavily overgrown.

1.3 The site has largely been cleared of vegetation with quantities of aggregate having been imported onto the site. Likewise, the trenches have been dug either side of the dwelling in connection with the foundations for the previously approved side extensions. Following clearing and levelling works, the site is now more flat than it previously was when considered as part of the previous application, however mature hedgerows and trees are still present along the site boundaries, particularly along the north/north-eastern boundaries which largely shield the site from view along the main road when approaching from the north. Views of the dwelling are therefore more pronounced on approach from the south up to and past the site access adjacent to the barn in the south-western corner of the site.

2.0 THE PROPOSAL 2.1 Planning permission is sought for various works to the property which includes the following:

A two-storey side extension off the western elevation recessed from the principle elevation by 1.65m and incorporating a glazed rear sandstone bay window. This element would incorporate a new lounge at ground floor and en-suite bedroom at first floor;

Erection of a two-storey extension off the eastern elevation, also recessed by 1.65m from the principle elevation but extending 11.78m past the rear building line of the property to effectively creation a 'wing'. This element of the proposals would incorporate a new utility area and boot room, together with a large open plan kitchen, dining and sitting area at ground floor. Two further en-suite bedrooms with dressing areas would be accommodated at first floor;

Insertion of a led box dormer on the rear roof slope with corresponding 2 n. rooflights on the front elevation to accommodate a further en-suite bedroom in the roofspace;

Alterations to the rear fenestration of the property to create a more uniform 3 x 3 approach to correspond with the remainder of the extended dwelling;

Extension interior remodelling to create an open entrance hall at ground level and first- floor reconfiguration to create a single en-suite bedroom;

The resultant dwelling would be finished in white painted render with an unspecified black frame for the two-storey glazed bay window on the western elevation of the larger two- storey side/rear extension, slate rooftiles, unspecified dark grey window and door frames, and unspecified black fascia, barge and rainwater goods;

The erection of a 3-bay stone garage incorporating a slate dual pitched roof with timber doors. The garage would be located in the western portion of the site facing inwards towards the new parking area and gravel driveway between the garage and the dwelling;

The erection of an open timber implement store with a dual pitched slate roof adjacent to the existing barn building;

The site would continue to be served by a dual access, with the northern access area to be finished in bonded gravel with the existing walls and pillars either side to be made good with reclaimed stone from the site.

2.2 The proposals are further complimented by a comprehensive landscaping plan, which includes a small formal lawn area to the immediate rear of the property, with the remainder of the site to include significant areas that would be 're-wilded' and seeded with wildflower and the creation of new habitats, low planted borders either side of snaking pathways, the planting of a small orchard including a collection of fruit trees in the eastern/south-eastern portion of

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the site, together with various ecological enhancements including a series of bat roosts throughout the site and bee hives.

2.2 The proposed additions to the property area noted to amount to a total floor area of circa. 294sqm, representing an increase of 176% over and above the floor area of the existing dwelling (circa. 167sqm).

3.0 PLANNING HISTORY 3.1 Planning permission was previously granted for substantial single and two storey extensions to the property in 2014 (PA 14/00453/B). The proposals included fairly traditional single storey extensions to either side of the dwelling which were reflective of the built vernacular of the property, together with a sizeable modern two-storey extension at the rear connected by a glazed link. The development also included a detached 3-bay garage of a modern, curved vernacular in a similar location to the garage now proposed. This permission has confirmed as having been implemented and therefore remains extant.

3.2 The previous scheme comprised circa. 342sqm over and above the existing dwelling therefore amount to approximately a 200% increase. Whilst such am increase was noted to significantly exceed the 50% threshold typically deemed appropriate to traditional styled dwellings in the countryside as per the requirements of Housing Policy 15, with additions exceeding this figure to only be permitted in exceptional circumstances. The case officer noted that the site was well contained and therefore the visual impact of the development upon the wider landscape would be fairly limited.

3.3 Likewise, the design, form and massing of the extensions were considered to be of a high quality and innovative, which would help facilitate the restoration of the existing dwelling which is considered to be of significant historic and architectural merit. On this basis, the proposals were considered to be acceptable as comprising an exception to Housing Policy 15.

4.0 PLANNING POLICY 4.1 The application site falls within an area of countryside that is not designated for development in the Area Plan for the South. The site is not within a Conservation Area or an area at risk of flooding.

4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;

Strategic Policy 1 Efficient use of land and resources 2 Priority for new development to identified towns and villages 5 Design and visual impact

Spatial Policy 5 Development in the countryside will only be permitted in accordance with General Policy 3

General Policy 2 General Development Considerations 3 Exceptions to development in the countryside

Environment Policy 1 Protection of the countryside 3 Development to safeguard woodland of high amenity value 4 Protection of species and habitats 5 Mitigation against damage to or loss of habitats 10 Development and flood risk

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Housing Policy 15 Extension or alteration to traditional styled properties in the countryside

4.3 Residential Design Guide (2021) This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction.

5.0 REPRESENTATIONS 5.1 Malew Parish Commissioners - No objection. (04.10.23)

5.2 Highways Services - It has been brought to HDC attention that the site was permitted in 2014 with similar development, and positions and design of accesses, to the current application 23/01040/B, while the 2023 application has a through route between the accesses compared to the 2014 with both accesses not being joined. The 2023 design would allow the occupier to use the most suitable means of vehicular access/egress. Therefore, based on this information, the proposals are acceptable and HDC consider the 23/01040/B application has no significant negative impact upon highway safety, network functionality and /or parking and HDC do not oppose (DNO) the application. A s109(a) highway agreement will be required for the connections from the site accesses to the carriageway on the adopted highway. (26.09.23)

5.3 DEFA Biodiversity - The Ecosystem Policy Team can confirm that we are content with the details contained in the Proposed Landscaping Plan and the Landscaping Planting and Maintenance plan, both dated November 2023. The plan does include a number of non-native species, but none of which are considered invasive, and so appropriate for a garden setting. We therefore request that a condition is secured for the landscaping to be undertaken in accordance with these plans.

To note: It would be preferable if the re-wilded areas were not planted with bulbs (daffodil, bluebells, snakeshead fritillary and snowdrops) as is stipulated in the re-wilding section of the Landscaping Plan. However, this is not absolutely critical so though we advise this doesn't take place, we will leave this to the discretion of the applicant. There is also no management specification for the re-wilded areas in the Landscaping Planting and Maintenance plan. We recommend that a hay meadow management regime is followed - no cutting of the re-wilded areas between April - mid July. The areas should then be cut between mid-July - September and the cuttings removed. Another cut can be then taken in early spring (before April).

The proposed landscaping plan includes the proposals for installation of 4 bat boxes across the site, and we can confirm that we are content with the type and location of these and so a condition should be secured for the works to be undertaken in line with the bat mitigation measures detailed in the Manx Bat Group's bat survey dated 20th August 2023 and with the Proposed Landscaping Plan.

But we would just reiterate that as Grenaby House was found to have active bat roosts within it, the applicant must therefore still get statutory written advice from the DEFA Ecosystem Policy Team prior to any works commencing, in line with sections 9 and 10 of the Wildlife Act 1990. This written statement will contain a methodology which must be followed during the works to avoid the killing/injuring bats; to avoid the damage/destruction of bat roosts, or allow for the responsible and lawful destruction of bat roosts; and for the provision of replacement roost spaces. We ask that the applicant gets in contact with us well in advance of any works on the building so plenty of time is given for the writing of this statement.

As per our previous response, we see no reference within the plans for the requirement for external artificial lighting but the MBG have included requirements in the mitigation section of their report. A condition is therefore requested for no permanent external lighting to be installed unless a sensitive low level lighting plan, following best practise, as detailed in the Bat

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Conservation Trust and Institute of Lighting Professionals Guidance Note 08/23 - Bats and Artificial Lighting (2023), has been submitted to Planning and approved in writing. Lighting should be low level, directional and avoided on any trees vegetation or watercourses. Any lighting on site must them be undertaken as per this approved plan. (08.11.23)

5.4 Manx Utilities Authority - Please be advised that Manx Utilities object to this planning application as there is a low voltage overhead line located in the area of the new garage. For full assistance please contact our Cable and Overhead Line Engineers, Network Operations Department, Manx Utilities Authority, (t: 687687) to discuss working practices around overhead lines which may be required to be diverted before any work can be carried out on site. Please contact the Manx Utilities for Electrical Site Safety 5 documents, (t: 687766), before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6. Manx Utilities will not accept liability for any costs incurred for this work. (21.09.23)

Following discussion with the applicant and subject to agreed working practices around our equipment Manx Utilities would like to remove our objection to this application. (28.09.23)

5.5 DEFA Fisheries - I can confirm that DEFA, fisheries have no objections to this development from a fisheries perspective, provided that there is no adverse effect on the adjacent watercourse. As the proposed works are in close proximity to the watercourse, precautions will be needed to reduce the possibility of harmful materials such as concrete or washings entering the river. The area of river in question is also a valuable migratory fish spawning ground, as such we would request that no direct exterior lighting be directed onto the river. (17.10.23)

5.6 Manx National Heritage - There does not appear to be any information regarding the potential for roosting bats or nesting birds including swallows, a bird that frequently nests in old buildings. Derelict buildings, such as this one, are known to provide ideal habitat for roosting and nesting bats and birds.

We therefore request that in order to comply with Environment Policy 4 of the Isle of Man Strategic Plan and the Wildlife Act 1990, prior to determination of the application a preliminary assessment for roosting bats be undertaken. Bat surveys should be carried out in accordance with the Bat Conservation Trusts Bat Surveys for Professional Ecologists - Good Practice Guidelines (3rd Edition 2016).

Where hedgerows, trees and scrub are present a check must be carried out prior to any works for nesting birds. The breeding season runs from the 31st March to the 31st August and it is advised that works be undertaken outside the nesting season.

All birds, their nests, eggs and young are protected and it is an offence to: o intentionally or recklessly kill, injure or take any wild bird o intentionally or recklessly take, damage or destroy the nest of any wild bird whilst it is in use or being built o intentionally or recklessly take or destroy the egg of any wild bird o intentionally or recklessly disturb any wild bird listed on Schedule 1 while it is nest building, or at a nest containing eggs or young, or disturb the dependent young of such a bird The maximum penalty that can be imposed - in respect of a single bird, nest or egg is a fine up to £10,000.

The presence of bats and or birds would not in its self-prevent the property from being refurbished but provision must be shown for their ongoing protection. (22.09.23)

I previously requested a bat survey to be undertaken before this planning application is determined. The owner has contacted me to point out that the bat survey has been carried out

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and that there are no bats present. I have seen the survey and am therefore happy that bats are no longer a concern with this planning application. (28.09.23)

5.7 Flood Risk Management - The property is in a flood risk zone and FRM would request that a flood risk assessment is undertaken to evaluate how the choke point of the road bridge will be mitigated. (09.11.23)

FRM are happy with the FRA provided. Conditions requested in relation to the FRA discoveries. (11.01.23)

[officer note - the FRA was provided to FRM by the applicant direct. The FRA has since been received by the Department and uploaded to the online planning file, with subsequent confirmation received by FRM that the FRA they reviewed was the same as one received by the Department from the applicant]

5.8 Registered Buildings Officer - In the mid-19th century, Grenaby Bridge was a much more significant place than it appears today. The bridge was the point at which the 'main' road from Castletown to Dalby crossed the Silverburn, and had a corn mill, smithy and inn together with a larger collection of dwellings than is currently the case. Although the mill and many of the other buildings have since been lost (the ruins of the mill can be seen across the road from the application site), Grenaby House has survived.

I consider this to be a finely balanced case. I judge that the current proposals will negatively impact the form of the principal elevation. However, given the condition of the building, it is my view that there is a very real possibility that the building will be lost entirely unless action is taken soon. Given the deteriorating condition of the building, and the details of the 2014 approval, I have no objection to the application, as in my view the survival of the historic building outweighs the harm.

The applicant is urged to retain as much of the existing historic fabric as possible. With this in mind, in the event that the application is approved, the following conditions are suggested in order to preserve, respect and appreciate as much of the existing building as possible. (03.10.23)

5.9 Forestry Officer - No response received at the time of writing.

6.0 ASSESSMENT 6.1 The site falls outside of a defined settlement boundary within the open countryside, is not designated for residential development with the proposals not according within one of the defined exception criteria outlined in General Policy 3. Housing Policy 15 and its supporting text do however include provision for extensions to traditional styled dwellings within the countryside, provided such additions respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floorspace.

6.2 In this instance, the proposals relate to a circa. 176% uplift of floorspace relative to the existing dwelling, which is clearly significant and far in excess of what would typically be permitted for a traditional styled dwelling in the countryside. That being said, the existing dwelling, whilst in a fairly poor state of repair, is considered to be of significant historic and architectural interest, and therefore its restoration and retention is very much supported.

6.3 It is further noteworthy that an extant permission remains in place to considerably extend the existing dwelling by a greater quantum of floorspace and massing than the current proposals, with the principle of sizeable additions to the property having therefore been established on the merits of the site. Indeed, the case officer noted the following in their report which is considered to be of continued relevance:

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"6.10 On visiting the site, it became clear the site had special and unique qualities, in that it's relatively remote location and within a gentle dip in the landscape and surrounded by mature woodlands, all of which provide a natural screen of the site from wider and distant countryside views and give the impression when in the site it is a very isolated and private setting. Accordingly, when visiting the site and the immediate surroundings it is clear that the large site is capable of accommodating a dwelling of some stature, potentially without adversely affecting the visual amenities of the area. Arguably, the existing dwelling when first constructed was built to impress, given the architectural features and designs that were used. The proposal now submitted is no exception, but a modern day design, using high quality material and finishes, which follow similar design principles as the original building when it was first built."

6.4 By contrast of course, the current submission is arguably more traditional than the extant permission, with two-storey side extensions of a similar form and vernacular to the existing dwelling, whilst including an extended side/rear extension of the eastern extension; thus resulting in an L-shaped building with an eastern wing.

6.5 That being said, the larger of the extensions does include a significant proportion of tasteful and respectful glazing set within a two-storey angular bay window, which compliments the single-storey stone bay window proposed on the southern elevation of the western extension. The rear elevations of the resultant property display a more modern feel in terms of fenestration and treatment, yet still respect the vernacular and proportions of the historic core of the dwelling.

6.6 From the front, the core section of the resultant dwelling at its centre would remain effectively unchanged but conserved and painted with render to give a fresh feel, whilst further complimented by two-storey extensions either side to display a sense of complete symmetry and grandeur which befits the style and vernacular of the dwelling as it was originally constructed. Likewise, the clear reduction in ridge of the side extensions and recession from the front building line makes it clear that such additions are ancillary, and ensure that the historic centre of the dwelling remains the focal point when viewed from the immediate streetscene.

6.7 Due to the presence of substantial mature vegetation along the north/north-eastern boundaries of the side, the extended dwelling would not be notably visible when travelling from the north. More pronounced views of the resultant dwelling would however be likely upon travelling from the south, and in particular the southern 'wing' of the property. However, the proposed additions are considered to be of a very high quality of design which successfully integrate with the historic core of the property, with the site being well contained and therefore unlikely to materially impact more long distance views within the wider landscape.

6.8 That being said, the final specification of materials will be very important in ensuring that the development is of the highest quality, respectful to the existing dwelling and aesthetically positive within the site's immediate setting. Full details would therefore need to be secured by way of condition, should planning permission be forthcoming.

6.9 It is further noteworthy that the Registered Buildings Officer has commented on the scheme and, whilst considering the proposals to be finely balanced and considering that the proposals would pose a negative impact on the building's character, has nevertheless not objected to the proposals. In particular, they note that given the poor and deteriorating condition of the building, there is a very real possibility that the dwelling will be lost entirely unless action is taken soon. Likewise, the presence of the extant approved is noted, with both schemes considered to substantially increase the overall massing and scale of the principle elevation of the property. On this basis, the officer has chosen not to object to the scheme, with the survival of the historic building deemed to outweigh any harm associated with the proposed additions.

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6.10 In the context of the above assessment, and with having particular regard to the comments of the registered Buildings Officer, the proposals are considered to be acceptable in principle in the context of comprising an 'exceptional circumstance' under Housing Policy 15, whilst comprising a high quality design which would ensure the restoration, preservation and survival of an historic rural property. The proposals are therefore considered further compliance with Spatial Policy 5, Strategy Policy 5, and General Policies 2 and 3 of the Strategic Plan.

6.11 No concerns are raised over the design, form and siting of the proposed garage building and implement store. The garage building in particular would be of a similar footprint to the garage which forms part of the extant approved, but would take on a far more traditional built form which corresponds more appropriately with the host dwelling.

6.12 The proposals have further been accompanied by a comprehensive landscaping scheme with details of ecological enhancement, the content of which has been found acceptable by the Ecosystems Policy Officer, subject to conditions attached to any forthcoming decision notice. Likewise, a bat survey report undertaken by the Manx Bat Group which accompanies the submission notes that no evidence of a maternity roost was found within the existing building, with the only roosting spaces having been identified appearing to be of a transitory nature.

6.13 On this basis, various forms of mitigation have been recommended, including the erection of bat boxes to provide replacement or alternative roost and best working practices such as undertaking works to the roof in the colder months of the year. Likewise, various measures have been recommended in the event that external lighting would be installed within the site, however the ecosystems policy officer has correctly noted that no such details are present within the proposed site and landscaping plans. Therefore, the attachment of a condition requiring details of lighting to be submitted prior to their installation would be required in the event that the applicant wishes to install any artificial external lighting.

6.14 No objections have been raised from Highway Services following further review of the scheme and noting the content of the extant approval which also included two access into the site. Likewise, Manx Utilities Authority have subsequently withdrawn their initial objection due to the presence of a low voltage overhead line in the vicinity of the location of the proposed garage following further review and discussion with the applicant.

6.15 Finally, it is noted that the site falls within an area of high flood risk in close proximity to a watercourse. Flood Risk Management have however, upon sequent submission of a Flood Risk Assessment, now considered the development to be acceptable subject to compliance with the recommendations and measures contained within the FRA which can be suitably secured via condition.

7.0 CONCLUSION 7.1 The proposed development is considered to amount to appropriate extensions to a traditional styled property in the countryside, without detriment to the character and appearance of the immediate streetscene or wider landscape. The proposals would help facilitate the restoration, conservation and retention of the existing dwelling which is considered to be of historic and architectural significance, whilst providing well-designed additions that respect the form and built vernacular of the property. The proposals are therefore deemed compliant with Spatial Policy 5, Strategy Policy 5, General Policies 2 and 3, Housing Policy 15, and Environment Policies 1, 3, 4 and 5 of the Strategic Plan (2016). The application is therefore recommended for approval.

8.0 INTERESTED PERSON STATUS 8.1 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);

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(b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (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.

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 above who should be given Interested Person Status __

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted

Committee Meeting Date: 29.01.2024

Signed : T COWELL Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO See below

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.