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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. 23/01192/B Applicant : Mr Stephen Desmond Proposal Conversion of redundant barns into single residential dwelling and detached garage, erection of small subordinate single storey extension to south elevation to provide open plan living accommodation. External landscaping, new driveway and installation of new sewer treatment works Site Address Lower Ballavarkish Grenaby Road Ballabeg Castletown Isle Of Man IM9 4HD

Case Officer :

Hamish Laird Photo Taken :

Site Visit :

Expected Decision Level Planning Committee

Recommendation

Recommended Decision: Permitted Date of Recommendation 11.04.2024

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. The development for the conversion and extension of the barns and stable to form a dwelling and garage, and the external landscaping and creation of a new driveway, hereby permitted, shall be constructed in accordance with the following approved details as outlined on the submitted Drawings -

Drawing No. 300 Proposed Elevations (dwelling). Namely: o New natural slate roof (sample to be submitted for written approval); o Existing natural stonework to be retained and repointed with lime mortar; o Zinc gutters and rainwater pipes; o Aluminium windows and doors - colour Anthracite Grey; o Windows within existing openings except as shown on the approved drawings; o Chimney Flue to be finished in Matt Black; o Flat Roof Extension to have a single ply membrane finish in Dark Grey colour;

Drawing No. 200 Proposed Garage. Namely:

o New natural slate roof (sample to be submitted for written approval); o Existing natural stonework to be retained and repointed with lime mortar; o Zinc gutters and rainwater pipes;

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o Doors and Windows - Aluminium windows and doors. Colour - Anthracite Grey. Timber effect double garage door.

Reason: To ensure that high quality materials are used for the Barns and stables conversions and the extension which reflect and preserve the character and historic significance of the Barns and Stables structure and impart a high quality finish in the interests of visual amenity.

C 3. To compensate for the loss of Barn Swallow and Blackbird nesting habitats, suitable structure/s for said birds must be constructed in a suitable location (for swallows see Appendix I of the submitted Ballavarkish - Preliminary Roost Assessment by Ecology Vannin dated July, 2023for examples).

Prior to the commencement of development details of the proposed structure/s, including location and timing for delivery/provision shall be submitted to DEFA Planning and approved in writing. This should be a structure/s with a wooden interior and open side, providing shelter and easy access. The structure/s could be free-standing or part of the new building and should provide clear access to foraging grounds. The approved structure/s shall thereafter be retained and maintained at all times.

Reason: To compensate for the loss of nesting habitat and for the conservation and protection of legally protected species, in accordance with the requirements of the Wildlife Act 1990 and Environment Policies 4 and 5 in the Adopted Isle of Man Strategic Plan 2016.

C 4. No works of development shall be undertaken on site until a bat and bird box plan has been submitted to DEFA Planning and approved in writing. Such plans shall include details of at least 2 bat boxes/bricks and at least 2 birds boxes/bricks suitable for swifts; and, one bird box suitable for a blackbird. Bat boxes should be places high up on the southern elevation and bird boxes on the north elevation, not above windows or doors.

Reason: To provide suitable mitigation against the wide scale loss of habitat through the use of the Barn and Stables on site as a dwelling and garage.

C 5. Any external lighting installed as part of the development should be kept to a minimum where possible in order to avoid disturbing bats foraging or passing through the site. The Institute of Lighting Professionals and Bat Conservation Trust Guidance Note 08/18 on Bats and Artificial Lighting in the UK recommend measures such as:

o using LED luminaires due to their sharp cut-off, lower intensity, good colour rendition and dimming capability, o using warm white spectrum lights (ideally less than 2700 kelvin) to reduce blue light component, o peak wavelengths higher than 500nm to avoid the component of light most disturbing to Bats; o setting external security lighting on motion sensors and short timers, o luminaires should lack UV elements when manufactured, o avoiding uplighting, o avoiding use of metal halide, fluorescent sources.

Reason: To provide adequate safeguards for the ecological species existing on the site. (See Manx Bat Group Bat Activity Survey).

C 6. Details of foul and surface water drainage provision to serve the development, hereby approved, shall be submitted to and approved in writing by the Local Planning Authority. Such approved drainage scheme shall be installed prior to the development hereby permitted being first occupied and shall thereafter be retained and maintained at all times.

Reason: To ensure that the site is adequately drained and does not increase the risk of flooding elsewhere.

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C 7. Prior to the first occupation of the development, hereby approved, a Landscaping Scheme shall be submitted to and approved in writing by the Local Planning Authority. The Landscaping Scheme shall include details of all planting and sowing, including size, species and numbers of trees and plants, ground preparation, management and maintenance. All planting, seeding, and earth works comprised in the approved details of landscaping shall be carried out in the first planting and season (November - March) following the substantial completion of the development whichever is the sooner, and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.

Reason: In order to give planting a sufficient time to establish and to ensure that the development provides an attractive environment helping to assimilate it into its surroundings in the interests of the visual amenities of the site and surrounding area.

C 8. A boundary hedge comprising Manx native species shall be provided to the northern and eastern boundaries of the site, details of which shall first be submitted to and approved in writing by the DEFA Planning. Such approved boundary treatments shall be planted in the first planting and season (November - March) following the substantial completion of the development whichever is the sooner, and any constituent trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, and shall thereafter be permanently retained and maintained.

Reason: To ensure that the development provides an attractive environment helping to assimilate it into its surroundings in the interests of the visual amenities of the site and surrounding area; and, to improve the biodiversity of the site.

C 9. The development hereby permitted shall be occupied as a single dwelling only.

Reason: This is due to the application site being located in the open countryside where planning permission for a new unit of living accommodation would not be granted unless there was an identified and justified need - such as a requirement for an agricultural or forestry worker. This accords with the provisions of General Policy 3a); Housing Policies 4a) and 11; and, Environment Policy 1 in the Adopted Isle of Man Strategic Plan (2016).

C 10. 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, including the installation or replacement of any windows or doors, 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 11. 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 garages or other free standing buildings shall be erected or enclosure, swimming or other pool, container for domestic heating purposes for storage of oil of liquid petroleum gas, or the erection of a gate, fence, wall or other means of enclosure, within the curtilage of the dwelling hereby approved, other than that expressly authorised by this approval, 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.

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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 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. Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 b) c) g) and i) Housing Policies 4, 11 and 15, Environment Policy 1 and Environment Policy 22 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This approval relates to:

Drawing No. 001 - Location Plan @ scale 1:5,000; and, Site Plan @ scale 1:500 both showing site edged red; Drawing No. 002 - Proposed Site Plan; Drawing No. 100 - Dwelling - Proposed Ground Floor Plan; Drawing No. 101 - Dwelling - Proposed First Floor Plan; Drawing No. 300 - Dwelling - Proposed Elevations; Drawing No. 301 - Dwelling - Proposed Context Elevations; Drawing No. 200 - Proposed Garage Part Site Plan; Floor Plan; and, Elevations;

The 2-Part Design Statement by Cornerstone Architects which includes Appendices comprising: o Appendix A - A Structural Appraisal Ref: AX0188 by Axis Consulting Engineers Ltd dated June 2023; o Appendix B - Site Layout Plans indicating the proximity of electricity and water connections to the site; o Appendix C - A Preliminary Roost Assessment by Ecology Vannin Consultancy Services dated July 2023; o Appendix D - Lower Ballavarkish, Grenaby: Report on a bat survey of former agricultural buildings - compiled 24/07/2023 by the Manx Bat Group; and, o Appendix I - Examples of Barn Swallow nesting provision;

Details of G1 Photovoltaic panels in accordance with sap calc. by Clearline Fusion; and, Design and specification details for Mitsubishi Electric PUZ-WM60VAA (-BS) Edocan R32 Monobloc Air Source Heat Pumps of which 2 No. are proposed to be added to the rear, north facing, elevation.

all date-stamped received on 16 October, 2023.

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Interested Person Status - Additional Persons

It is recommended that the owners/occupiers of the following should not be given Interested Person Status as they are considered not to meet the requirement of being located within 20.0m of the site boundary; and, as such do not have sufficient interest in the subject matter of the application to take part in any subsequent proceedings mentioned in Article 4.2:

Isle of Man Natural History and Antiquarian Society, 95 Malew Street, Castletown, Isle of Man. IM9 1LX.

The above Persons/Society, therefore, do not satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status (July 2021).

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Officer’s Report

THIS APPLICATION IS REFERRED TO PLANNING COMMITTEE AT THE REQUEST OF THE HEAD OF DEVELOPMENT MANAGEMENT

1.0 THE SITE 1.1 The site is located in the open countryside beyond any recognised settlement boundary. It comprises a range of three stone built barns. The main barn is two-storey in scale and has partially rendered and brick built walls, with a small portion of pitched, slate roof remaining over the westernmost element. Attached to its south-west side is a single storey, Manx stone structure with no roof. The third barn, which is detached from the other two, and sited to the south and east of eh two-storey structure, is largely intact with a pitched slate roof over. The site covers an area of approx. 2,097m2. The immediate area around the site consists of two residential properties - a chalet bungalow at Thie Kells to the east; and, a detached two-storey dwelling at Lower Ballavarkish with separate single storey barn, located immediately to the west of the site. Otherwise the site is surrounded by pasture land, with arable fields. It forms part of a larger land holding identified on the submitted site plan. The site slopes gently downward from north to south, offering uninterrupted views of the surrounding countryside to the south.

1.2 In their Design and Access Statement, the applicant advises that: "The existing walls are constructed in traditional Manx Stone & locally sourced yellow granite. As the barns have been redundant for some time, both barns have fallen into a state of disrepair. The main barn has suffered almost a complete loss of the original 'A 'frame timber roof structure and floors. The principal external walls are generally in reasonable condition except the area where previous repairs (rendered) have been carried out - it is proposed to demolish this locally and rebuild with natural stone finish. The barns have been assessed and it is concluded they are structurally capable of repair. Refer to the Structural Appraisal included in Appendix A."

2.00 The Proposal 2.1 The full planning application proposes the conversion of the redundant barns into single residential dwelling and detached garage. In addition, it proposes the erection of small subordinate single storey, flat-roofed, extension to south elevation to provide open plan living accommodation. External landscaping, a new driveway and the installation of a new sewer treatment works, also form part of the proposal.

2.2 The proposals involve the provision of the following accommodation: In the west side single storey barn: Ground floor: Office and library, with the addition of a new glazed link to front elevation between library; and,

In the main 2-storey barn: Ground floor: Snug, cloakroom, entrance hall, dining room, kitchen, with the addition of a new, flat-roofed single storey extension to the front elevation with full-height glazing on 2-sdes to provide a lounge; and, in the existing single storey rear element, the provision of the Plant; boot room; and, utility room. This would open out onto a patio area to the rear of the barn. To the rear of this single storey structure it is proposed to site 2 No. Air Source Heat Pumps (ASHP).

First floor: Master bedroom with en-suite bathroom and dressing area; 2nd bedroom with en- suite shower room; and, bedrooms 3 and 4 with family bathroom and landing area with full- height glazing in a vaulted ceiling in the south facing elevation.

16 No. Solar PV Panels are proposed to be added to the south facing roof-slope.

Outside: the front and rear garden areas would be laid to grass and parking provision for 4 cars (2 in the rear and 2 to the front of the garage), would be provided, along with a turning area located to the rear of the garage.

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The existing, detached barn to the east would be converted to a separate garage unit with the existing block of mounting steps to the west side elevation being retained.

2.3 Proposed finishes are: Walls (Existing) Existing natural stone walls to be retained. Walls (Extension) Render. White finish Pitched Roof Natural slate. Photovoltaic panels in accordance with sap calc. Flat Roof Single ply membrane. Dark Grey Rainwater Goods Zinc gutters and rainwater pipes Doors and Windows Aluminium windows and doors. Anthracite Grey Flue Matt black finish The outside ground surfaces are proposed to be finished with: Bracken Permeable Paving; Anthracite Porcelain Paving; and Brick Slot Drains.

2.4 The application is supported by a 2-Part Design Statement by Cornerstone Architects which includes Appendices comprising: o Appendix A - A Structural Appraisal Ref: AX0188 by Axis Consulting Engineers Ltd dated June 2023; o Appendix B - Site Layout Plans indicating the proximity of electricity and water connections to the site; o Appendix C - A Preliminary Roost Assessment by Ecology Vannin Consultancy Services dated July 2023; o Appendix D - Lower Ballavarkish, Grenaby: Report on a bat survey of former agricultural buildings - compiled 24/07/2023 by the Manx Bat Group; and, o Appendix I - Examples of Barn Swallow nesting provision;

2.5 The application is further supported by existing and proposed plans (floorplans; elevations; site plans and garage layout plan; a topographical survey; site photographs; and, details of both G1 Solar Photovoltaic Panels by Clearline fusion; and, design and specification details for Mitsubishi Electric PUZ-WM60VAA (-BS) Edocan R32 Monobloc Air Source Heat Pumps of which 2 No. are proposed to be added to the rear, north facing, elevation.

3.0 PLANNING POLICY 3.1 The land as designated, is not zoned for development and sits within a rural part of the open countryside within the area covered by the Area Plan for the South. The site is not within a Conservation Area.

3.2 The land is also linked to Map 2 Landscape Assessment Areas; that identifies site is within an area that is broadly classified as D8 or 'Incised Inland Slopes'

3.3 Within the written statement under section 3.0 Landscape Character Area (LCA), page 85, at Section D14 "Ballamodha, Earystane and St Mark's"

D14 - Ballamodha, Earystane and St Mark's notes that the:

"The overall strategy for the area should be to conserve and enhance the character, quality and distinctiveness of this farmed landscape with various field patterns defined by different hedges, a scattered settlement pattern of traditional hamlets, farmsteads and nucleated settlements fringed by trees, a varied road network enclosed by grassed Manx hedges and roadside vegetation, and numerous wooded valleys and glens. In addition to the conservation of archaeological sites, measures should also be adopted to conserve and enhance the physical structure and setting of upstanding heritage features such as the Silverdale watermill.

3.4 It is noted the buildings and their footprint are not identified as being at flood risk. 3.5 The site is not within a Registered Tree Area. 3.6 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application:

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Strategic Policy 2 Priority for new development to identified towns and villages 4(b) Protection of built heritage and landscape conservation 5 Design and visual impact 10 Sustainable transport

Spatial Policy 4 Remaining villages 5 Building in defined settlements or GP3

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

Environment Policy 1 Protection of the countryside 3 Protection of trees and woodland 4 Wildlife and Nature Conservation 7 Protection of existing watercourses

Housing Policy 4b New Housing in the Countryside 11 Conversion of rural buildings to dwellings 15 Extension or alteration to traditional styled properties in the countryside

Transport Policy 4 Highway safety 7 Parking provisions

3.7 Paragraph 8.10 - Conversion of Rural Buildings to Dwellings

3.8 Paragraph 8.11.1 - Replacement Dwellings in the Countryside

3.9 Planning Circular 3/91 - Guide to the residential development in the countryside.

3.10 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.

4.0 PLANNING HISTORY 4.1 There is no planning history of direct relevance to the site. The application was pre-ceded by a pre-application inquiry for the scheme considered by this Report.

5.0 REPRESENTATIONS (in brief - full reps can be read online)

5.1 Arbury and Rushen Parish Commissioners: (17/11/23): The Commissioners Support the application.

5.2 Highway Services (27/10/23): Highways Comments:

"23/01192/B - After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking, as the area is a low traffic rural area and the proposals are accessed off a private road then onto the public highway, both with adequate access visibility. The Applicant is advised to consider an EV charging point on the site to aid net zero objectives for the residents."

5.3 Ecosystem Policy Team (9/11/23):

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" The Ecosystem Policy Team can confirm that Ecology Vannin's (EV) Preliminary Roost Assessment for Ballavarkish dated July 2023 and the Manx Bat Group's (MBG) Bat Survey report dated July 2023 are all in order and that a suitable level of assessment has been undertaken. However, we are not yet content with the proposed ecological mitigation measures.

EV found 3 swallow nests in the single storey lean-to and 'several' nests in one of the stone barns. All of these nest sites will be lost as a result of this application. However, no suitable mitigation measures have yet been proposed. It says in section 4.2 of the Design Statement that "To encourage biodiversity swallow, bat, and bird boxes will be incorporated where appropriate on the building." However, as far as we can determine only 1 swift box is to be installed on site. Swallows have specific nesting requirements and will not nest in swift boxes and so this is inappropriate as a mitigation measure, and 1 box does not mitigate for the loss of several nesting locations.

In section 6.1 of EV's preliminary roost assessment they state "To compensate for the loss of Barn Swallow nesting habitat, a structure suitable for nesting swallows must be constructed in a suitable location (see Appendix I for examples). This should be a structure with a wooden interior and open side, providing shelter and easy access. The structure could be free-standing or part of the new building and should provide clear access to foraging grounds."

Therefore, prior to determination of this application the applicant must provide details of a new structure suitable for several pairs of nesting swallows and where this is to be provided on site. Additionally, the MBG found a nesting blackbird in ivy in the interior of one of the barns. As this application will result in the loss of a nesting site, compensatory nesting space should also be provided in the form of a blackbird nest box in an undisturbed area of the site, possibly on the back (eastern) elevation of the garage, facing the trees. We suggest that plans showing the type of box and where this is to be erected, are provided at the same time as the information about swallow mitigation. No species details have yet been provided in terms of the soft landscaping but because of the location and general loss of natural green space on site, the landscaping should be undertaken with native or other well established species with known wildlife benefits. We would suggest that a native hedge is incorporated on site to provide sheltering and feeding and even nesting locations for blackbirds.

We can confirm that we are content with the locations of the bat and bee bricks. Please note that it is stated on page 4 of the MBGs survey report that, "it seemed as if (a bat) might have emerged from under the partial roof beam but it was not recorded at the rear of the building and no further bats emerged from this area. It flew off over the cow byre." We don't think it is clear from this sentence whether a bat emerged or not and so contrary to Appendix I we consider that a bat brick is necessary mitigation for the possible loss of a bat roost site and not just a 'nice to have'.

Once the above requested information has been provided, the Ecosystem Policy Team would like to be consulted on this application in order to request a number of conditions on approval, to secure the bat and bird mitigation measures and for native landscaping. We do not think it appropriate in this instance to request details of swallow mitigation as a pre-commencement condition, because the mitigation may require the building of a separate structure which may require Planning permission."

5.4 In respect of third party or neighbour representations, one letter has been received from the Isle of Man Natural History and Antiquarian Society (28/11/23) that comments as follows:

"While IOMNHAS supports in principle the conversion of barns to residential accommodation and the linking of separate old farm buildings together, in this instance the proposal seems to represent a substantial rebuild of the main barn building ( there is no obvious replication of the pattress plates in the new build and the structural assessment does not fully support renovation of this barn) and the proposed elevations with a very large amount of glazing does not maintain

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the character of a barn building, which is the core of the policy for renovation of disused agricultural buildings. IOMNHAS consider that the scheme should be reconsidered."

6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are:

(i) Principle

(STP2, 10 and SP4) (ii) Exceptional circumstances (SP5, GP3b, HP4b, HP11,) (iii) Visual Impact

(GP2 b, c; EP1, EP15) (iv) Neighbouring amenities (GP2g) (v) Highway Safety

(GP2 h & i; TP 4 & 7) (vi) Trees and Ecology

(STP4b, EP3, GP2d) (vii) Drainage / flooding (GP2l, Ep7) (viii) Other

(i) Principle

6.0 ASSESSMENT 6.1.1 The fundamental issues to consider in the assessment of this planning application are:

(i) Principle

(STP2, 10 and SP4) (ii) Exceptional circumstances (SP5, GP3b, HP4b, HP11,) (iii) Visual Impact

(GP2 b, c; EP1, EP15) (iv) Neighbouring amenities (GP2g) (v) Highway Safety

(GP2 h & i; TP 4 & 7) (vi) Trees and Ecology

(STP4b, EP3, GP2d) (vii) Drainage / flooding (GP2l, Ep7) (i) Principle 6.1.2 The starting point here is the land designation, it is clear from the 1982 Development Plan and the Area Plan for the South (2013) that the application site is within a rural and protected part of the countryside where any development is strictly controlled with the site not being allocated specifically for any development.

6.1.3 The site lies outside any 'main settlement boundary' as noted in SP4, the nearest settlement being Ballabeg approx. 700m to the south-west, and is very much part of the open countryside as previously identified and development would be contrary to those policies in principle. Two of the existing structures, the main 2-storey barn, and the single storey barn located to the west of it, which have no roof over them have been abandoned. The detached barn - proposed to be used as a garage - is roofed over, but has not been fully utilised for many years, and shows some signs of decay. The submitted Design Statement at Section 3, covers the structural condition of the building and in the context of the barns advises that: "The existing walls are constructed in traditional Manx Stone & locally sourced yellow granite. As the barns have been redundant for some time, both barns have fallen into a state of disrepair. The main barn has suffered almost a complete loss of the original 'A' frame timber roof structure and floors. The principal external walls are generally in reasonable condition except the area where previous repairs (rendered) have been carried out - it is proposed to demolish this locally and rebuild with natural stone finish. The barns have been assessed and it is concluded they are structurally capable of repair. Refer to the Structural Appraisal included in Appendix A."

6.1.4 The Structural Appraisal 6.1.5 The structural survey advises that: Main Barn: "The main barn structure is a two-story farm building roughly 24m long x 6m likely built in the 1800s. All walls are constructed in traditional Manx stone and locally sourced yellow granite with lime mortar bedding. The building itself has been unoccupied for some time and has since suffered almost a complete loss of the original A frame timber roof and floors. With only the building shell remaining, several saplings and trees have self-seeded within the main walls and

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have grown to a height approximately level with the eaves. Extensive ivy and vegetation also cover much of the wall copings around the perimeter of the building.

Structurally the southern facing front wall is bulging at floor level and has had some remedial work in the form of pattress plates and tie bars installed in an attempt provide restraint against further movement. The tie bars and plates have are in fairly poor condition and it is likely that some additional movement has occurred since they were originally installed. With the complete loss of floor and roof structure, the outer wall is entirely reliant on the existing pattress plates for restraint which are slowly failing.

The rear North facing wall is in comparably good condition when comparted with the South face. It is relatively plumb with no signs of significant leaning or budging. The West gable is also in fair condition with no major structural defects other than vegetation growth.

All stone walls are approximately 550mm thick and bedded with lime mortar.

The loss of roof and floor structure also means a loss of the restraint they provide to the walls which is clearly seen with the substantial movement to the East gable end. A crack of up to 30mm has opened down the face of the front wall as a direct result of the East gable movement. It can be concluded that the movement is directly associated with the loss of restraint at floor and roof level opposed to other common factors such as settlement."

6.1.6 The South-West annex

"The South-West annex is a single-story stone building leading of the main barn. The footprint is approximately 9.7m long x 4.9m wide, with walls approximately 550mm constructed in the same manner as the main barn.

Extensive ivy growth can be seen to the southern gable which limited the inspection of masonry behind. That said, a clear diagonal crack on the East wall suggests that the gable is moving away, similar to what can be seen on the main barn but to a lesser degree.

The single story building also has a complete loss of timber roof, and has a small tree growing adjacent to the centre partition wall."

6.1.7 The rear lean-to shed:

"The rear lean-too shed is a single-story stone building built against the rear North-East side of the main barn. The footprint is approximately 10m long x 4m wide, with walls approximately 550mm built in the same stone construction as the main barn.

The walls are in relatively good condition, but the roof has completely rotted out with only some free standing rafters remaining."

6.1.8 The east detached stable "The East detached stable is a single-story stone building built on the East side of the main property and has a footprint of approximately 15.5m long x 5.4m wide, with solid traditionally build stone walls 500mm thick. Out of all areas surveyed, the detached stable was in the best condition with the roof structure still intact.

Although the roof was intact, extensive vegetation has penetrated under the slates and would therefore been in need of a full re-roof. The A-frame trusses however, could be potentially be saved as they appear in fair condition. This would need to be confirmed via a more detailed timber survey at a later stage.

The troughed sloping floor slab suggests the barn was originally used as a stable or to house animals. To create a better use of space, even if it were just for storage, the building would benefit from a new levelled floor slab."

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6.1.9 The structural survey concludes as follows: "Following the survey conducted to Lower Ballavarkish Barns, the general conclusion is that the existing property condition is relatively poor. That said, most areas remain viable for repair provided suitable steps are taken to ensure long-term stability. Structurally, the rear North wall and West side wall are in fair condition with only routine remedial works required such as vegetation removal, capping beams, and repointing. The front Southern wall and East gable walls will need a more substantial structural work scope in order to guarantee robustness going forward. It is recommended that these works include replacement of the structural tie bars and pattress plates at floor level, additional East-West tie bars to restrain the gable end, and potential underpinning of the East gable end. Due to the extent of structural work required in this location, an alternative might be to locally rebuild the South-East corner like for like and include adequate restraint at floor and ridge levels."

6.1.10 The Reports Author made a list of recommendations with regard to remedial works (subject to final design). These comprise:

In the area of the south-east corner: "Option 1 - Replace existing tie bars with new pattress plates and tension rods. Additional East- west tie rods to support east gable. Underpin South-East corner. Additional restraint ties to be provided via new floor and roof structure. Helibar crack stitching and crack repairs. Option 2 - Locally rebuild South East corner like for like using recovered stone. Tie bars/restraint ties still required following floor installation."

In all areas: Remove all vegetation from wall copings. Removal all trees and eco-plug stumps to prevent regrowth. Concrete caping to be provided to all walls to tie in any lose stonework and provide new fixing point for replacement roof structure."

In the Main Barn: A New Replacement floor structure throughout. Floor to incorporate restraint system to all perimeter walls."

6.1.11 The comments received from the Isle of Man Natural History and Antiquarian Society (IOMNHAS), are noted. It is considered that the Barns are a reflection of the agricultural heritage and social change across the Island and are of sufficient historic interest to warrant their retention which would require sensitive development in order to convert them to a habitable dwelling, whilst in visual terms, continuing to positively contribute to the Islands built heritage. Whilst considered to be of historic interest sufficient to warrant their retention, they are not judged to be of sufficient special historic or architectural interest to add the buildings to the Registered Buildings List. The concerns raised by IOMNHAS relating to how the Main Barn express a view that is proposed to be converted in that in this instance the proposal seems to represent a substantial rebuild of the main barn building. The submitted Structural Report concludes that they are structurally capable of repair, and this view is supported here. Whilst each application is considered on its merits, it is noted that in the context of the PA23/00203/B for the "Conversion and extension of former mill to a dwelling, creation of access and closing off of existing access, installation of solar panels, reinforcement of bank around existing lake and associated drainage (retrospective) and landscaping" which was considered and approved by the Planning Committee at its 22.05.2023, Meeting, the structure of the Mill building was in a similar, roofless, condition as the Barns and Stable. Whilst, that property had a history of previous planning approvals for conversion and use as a residential property, it was considered that the merits of retaining the building and restoring it to a productive use outweighed any concerns regarding its re-building, conversion and extension. It is considered that the same logic, when taken in the round, applies in this case, also.

6.1.12 The principle of the conversion of the Barns to a residential dwelling has been the subject of pre-application discussions with the applicant resulting in the application now being considered. Despite the fact that the site lies in open countryside where ordinarily the provisions

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of Strategic Policy 2 and Spatial Policies 1-4 - which identify areas of development to be located, generally within existing towns and villages and development in the countryside to only be permitted in exceptional circumstances, as detailed in Spatial Policy 5 and cross referenced to General Policy 3, it is considered that the application proposals would provide an acceptable re- use of the existing historic barns, and provide betterment by way of providing a family home, and a visual improvement to the character of the site and surrounding countryside. The proposed flat-roofed living room extension; and, glazed link between the library in the south-west barn and the snug/cloakroom/hallway in the main barn would add a degree of modernity to the development which would contrast and at the same time, compliment the appearance of the converted barns. The proposals would enable the architectural merits and vernacular appearance of the stone barns to stand out in this location as they would originally have done.

6.1.13 The addition of the flat-roofed living room extension; and, glazed link are considered to be acceptable in principle because it is considered that they would contrast and not detract generally from the scale, proportion and form of the existing property and owing to their relatively small-size and scale; and, single storey construction, would not amount to an increase in terms of floor space of more than 50% of the original, with minimal visual impact to the wider countryside. They would be contained visually between the west barn and the detached garage building, and would only be available to public views from the south.

6.1.14 The principle of development is considered to be acceptable as an exception to the normal restrictive countryside planning policies.

(ii) Exceptional circumstances 6.2.1 In terms of planning policy there is a long established presumption against new residential development in the countryside. General Policy 3(b), and Housing Policy 4(b) both allow for exceptions for the conversion of redundant rural buildings and the sequential test through HP11 subject to various caveats, including that the building is redundant and of architectural, historic or social value. In this instance, it would be prevalent to focus on HP11 for the conversion of the building to residential and the proposed extension (visual impact) against HP15 given the traditional appearance.

6.2.2 When considering HP11 and the conversion of the building, which precludes the rebuilding of ruins or the erection of a replacement dwelling of similar or even identical form, in this case, there is an existing structure on site that has been assessed by a competent structural engineer who is of the professional opinion that it can be successfully converted to form a dwelling.

6.2.3 When cross referencing the proposal with HP11 and the sequential test the following is summarised, as noted below: (a) It is clear from the survey and the site visit that the building is redundant from its original use in that it cannot be inhabited and is suffering from a degree of decay. - Pass.

(b) The buildings appear to be intact with Manx stone walls standing and clear fenestration detailing around the building showing existing openings. The structural survey confirms the existing fabric of the building can be sympathetically restored and has clearly identified how this can be achieved. This is further shown on the architects' drawings how the building could be brought back into a habitable use and proposed extensions. - Pass.

(c) The former Barn features a strong degree of architectural, historic and social interest. Its former use as a barn for agricultural purposes, its layout and design with the traditional proportions and limited fenestrations reflect its former use and the utilisation of local stone are all aspects that are worthy of preserving. - Pass.

(d) The submitted drawings show that the design of the two single storey extensions would be subordinate in scale, size, and form. They would be located on the south side of the Main Barn, and attached to the western barn. They would be contained visually between the west barn and the detached garage building, and would only be available to public views from the south. In

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addition, the proposed southern boundary wall approx. 1200mm high with planting inside the wall and the slightly higher terrace wall (approx. 1500mm high) would provide some additional screening from views from the south. Overall, the site would also be screened from public views from the north and south by intervening trees, hedge rows and sod bank field boundaries; and, the adjoining farmhouse to the west at Lower Ballavarkish, and would not adversely affect the character and interest of the existing Barn complex to an unacceptable degree. It is further noted that the Arbury and Rushen Parish Commissioners (local authority) has expressed support for the application. - Pass.

(e) It is considered that the subservient nature, scale and extent of the proposed extensions, and the use of natural slate roofing; the retention of existing walls in Manx stone, with a white rendered finish to the flat-roof lounge extension; the use of with aluminium windows and doors in matching frames; zinc gutters and rainwater pipes, point to a high quality finish. It can also be conditions that the stonework and stone walls stonework and stone walls, where required, be repointed with lime mortar. These details are considered to be acceptable. - Pass. (f) The application form notes that connections to Electricity, water and telecoms are required. Private drainage via a Klargester Biodisc with run-off in the adjacent field to the north which is owned by the applicant, is proposed. It is noted that, Telecoms can now be derived without the need for a landline connection; and, solar PV panels which form part of this proposal, would be used to supplement the requirement for an electricity grid connection, especially if connected to a battery. The proposed use of 2 No. Air Source Heat pumps would further add to the green credentials of the proposed development, and would obviate any requirement for a gas-fired or oil =-fire central heating system, with such systems facing an Island wide ban from January, 2025. This element of the proposals meets the requirements of Policy HP11 (f) as the applicant to has demonstrated that connections to these services could be made. Pass.

6.2.4 Such conversion must:

(a) Not dominate the original Barns, and it is considered, the proposals would be seen to retain much of the original appearance of these three buildings. The proposed alterations and extension would be sufficiently subservient and different in character to not lead to a loss of the original interest and character of the Barns as a group, nor would they represent dominant additions to them. As such, the proposed works are viewed as sympathetic works attached to the south side of the Main Barn structure, and would be seen as appropriate in this rural setting. - Pass.

(b) The proposal does not seek to utilise the same materials as those on the existing building and proposes a contemporary palette of materials and finishes. - Pass.

6.2.5 In Appendix 4 of the Planning Statement accompanying the application, the applicants structural engineer in 'conclusions and recommendations' to the Structural Survey advised that (see paragraph 6.1.9 of this report) that whilst the structural condition is poor: "... most areas remain viable for repair provided suitable steps are taken to ensure long-term stability. Structurally, the rear North wall and West side wall are in fair condition with only routine remedial works required such as vegetation removal, capping beams, and repointing. The front Southern wall and East gable walls will need a more substantial structural work scope in order to guarantee robustness going forward. It is recommended that these works include replacement of the structural tie bars and pattress plates at floor level, additional East-West tie bars to restrain the gable end, and potential underpinning of the East gable end. Due to the extent of structural work required in this location, an alternative might be to locally rebuild the South-East corner like for like and include adequate restraint at floor and ridge levels."

6.2.6 The existing door and window openings will be utilised as much as possible to retain the character of the building particularly on the north, and west facing elevations with the presently blank east elevation remaining devoid of any openings. It is noted that the central portion of the south-facing front elevation proposes a centrally located full-height glazed portion to allow the maximum amount of daylight possible into the porch, stairwell and landing. New windows will be double glazed aluminium units set within aluminium frames (Coloured: Anthracite Grey) with

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matching external doors, to give the barns and garage a more contemporary look while still retaining their character.

6.2.7 Officers consider that these changes are acceptable. The future alteration and design of the Barn and any future extensions can be further controlled by the application of conditions which suspend the Town and Country Planning (Permitted Development) Order 2012 in respect of extensions and alterations to the Barn; the erection of any garages, sheds, greenhouses, installation of a swimming pool, the erection of walling, fencing or other means of enclosure to protect the character and setting of the converted Barn.

6.2.8 On the whole it is considered that the proposed interference with the fabric of the building to convert to a dwelling and the proposed extension works including the provision of the porch link and flat-roofed front living room extension, with hard and soft landscaping to provide the walled garden would not lead to an unacceptable loss of the original character and, overall the development proposed, satisfies the main test under HP11 (d,e,f (a-b)) for conversion of an existing rural building into a dwelling.

6.2.9 The design proposed here is judged appropriate. The building has a clear character and what is proposed will alter it without adversely affecting that character. The new extension, and porch, creation of window openings in the south and north facing elevations (apart from the central glazed full-height window, largely reflect the scale and positioning/arrangement of the existing openings. The interventions are limited in number and form, including the provision of a walled front garden and would not adversely affect the historic character of the Barns and stable building. As such, it is concluded that the conversion would meet the requirements of Housing Policy 11 with regard to the design approach taken for this conversion.

(iii) Visual Impact

6.3.1 In terms of the proposed extensions to the Barn, the provisions of Policy HP15 apply where extensions to traditional rural properties are generally only permissible when these respect the proportion and form of the existing property and only exceptionally will an increase over 50% being acceptable. However, this is not absolute and more of a guide figure but the key is that it should appear subordinate to the original building (in terms of floor space of no more than 50% of the original) with minimal visual impact to the wider countryside.

6.3.2 The ground floor porch link extension between the barns and the flat-roofed, ground floor lounge extension would have a combined floor area of approx. 51.0m2 which represents a less than 50% increase over the combined floor area of the West Side Barn and the Main Barn which amount to approx. 242.0m2. These additions would represent a 21.2% increase in floor area. It should be noted that whilst the Main Barn is 2-storey in scale, it has no existing upper floor and any such area is excluded from these calculations. It is considered that these additions to the existing Barn structures are acceptable in the context of the 50% floor increase limit imposed by Policy H15.

6.3.3 The conversion and extensions now proposed, would respect and reflect the attractive and characterful nature of the building that should be protected, and in so doing, would provide the Barn with a sustainable future use. In respect of the works proposed to the Barn, Environment Policy 34 advises that Work to pre-1920 buildings should use traditional materials. In this case, the proposed flat-roofed living room extension; and, glazed link between the library in the south- west barn and the snug/cloakroom/hallway in the main barn would add a degree of modernity to the development which would contrast with and at the same time compliment, the appearance of the converted barns. The Barns and Stables would be converted using traditional materials with the existing natural stone walls to being retained and natural slate being applied to the roofs. The use of these materials and any works of repair of making good using such materials and lime based mortar, can be conditioned. This would enable the architectural merits and vernacular appearance of the barns and stables to stand out in this location as they would originally have done. It is considered that the proposals would provide a visual improvement to the character of the site and surrounding countryside.

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6.3.4 Overall, it is considered that the visual impact of the proposed development accords with the provisions of Environment Policy 34 in the Adopted Isle of Man Strategic Plan 2016.

6.3.5 When considering extending or building onto properties in the countryside, the rationale is that they should ideally follow that of a more traditional vernacular to fit in with the age when general development was emerging on the Island in the 1980's as noted in planning circular 3/91 to ensure any visual impact is appropriate for the countryside. In this case, the proposal should be supported as it would accord with the aims and objectives of Policies STP5 and GP2 b & c; and, Environment Policy 34 where the built form of the proposal represents a subservient, proportionate and visually acceptable form of development for the site where the overall visual impact of the proposed development would accord with these above policy objectives and result in a development that would have a positive visual impact through its siting, scale, form and design.

(iv) Neighbours Amenities 6.4.1 The site lies in a relatively remote location, although there are two neighbouring dwellings at a detached chalet style dwelling at Thie Kella approx. 30m to the east; and, Lower Ballavarkish House and its attendant outbuildings, one of which lies immediately to the west of the front garden area and access into the site. Otherwise, there are no other immediate neighbours that are considered to be impacted by the proposed development. The converted Stables (new garage) would be sited closest to Thie Kella, and would have a blank east side wall facing this neighbouring dwelling. The 2-storey side elevation of the Main Barn would also be blank. There would be no overlooking or loss of privacy to these neighbouring occupants.

6.4.2 In respect of the relationship with Lower Ballavarkish House, as advised above it has an attendant outbuilding immediately to the west of the front garden area and access into the site, with the main dwelling being located approx. 20.0m to the south-east. Whilst there would be some opportunities for observation from the flight of steps attached to the west side of the Main Barn up to bedroom 2 at first floor level, any views would be likely to be in passing. The door at the top of the steps and the window in the side elevation serving bedroom 2 would not allow for any direct observation of the rear aspect of Lower Ballavarkish House, and overall it is considered that there would be little impact on the residential amenities enjoyed by its occupants.

6.4.3 In terms of the potential for any noise disturbance from vehicle movements and general domestic occupancy of the site, any such movements would be low in volume and frequency and the dwelling would be sufficiently separate from both adjoining dwellings for any such issues to cause minimal disturbance. In this regard, the proposed development accords with the provisions of Section (g) of General Policy 2; and, Environment Policy 22(iii); and, the relevant advice contained in the Residential Design Guide 2021.

(v) Highway Safety 6.5.1 The application site is served by an existing access track from the B40 Grenaby Road. This access track also serves the neighbouring dwellings, as well as fields on both sides in the run-up to the dwellings. DoI Highways has advised that the proposed development would have no significant negative impact upon highway safety, network functionality and/or parking, as the area is a low traffic rural area and the proposals are accessed off a private road then onto the public highway, both with adequate access visibility. Whilst Highways further advises that the Applicant should consider an EV charging point on the site to aid net zero objectives for the residents, there is no policy requirement for this to occur. The proposed garage would provide 2 No. secure, covered vehicle parking spaces as well having sufficient space inside to cater for cycle and bin storage. A further 4 No. vehicle parking spaces are proposed to be provided on the plot. The proposed access and parking arrangements are considered to be acceptable and accord with the provisions of Policies Transport 4 and Transport 7 in the Isle of Man Strategic Plan 2016.

6.5.2 With regard to the current application, a setback is proposed to be used opposite an area in the road where the tarmacked area widens and vehicles are likely to run closer to the verge. Whilst Highways note it is possible that as drawn an emerging vehicle could be sitting in the running lane of an approaching vehicle, and that a safer arrangement could be demonstrated by

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beginning the setback further off the running lane; in this instance the extent of highway is uncertain and the vehicle flow is light, Highways have, as a result, accepted the location of the setback.

(vi) Ecology 6.6.1 The applicant has provided details comprising Ecology Vannin's (EV) Preliminary Roost Assessment for Ballavarkish dated July 2023 and the Manx Bat Group's (MBG) Bat Survey report dated July 2023. The Ecosystem Policy Team (EPT) has acknowledged that these Reports are all in order and that a suitable level of assessment has been undertaken. However, it has further advised that it is not yet content with the proposed ecological mitigation measures. Concerns raised are that 3 swallow nests found in the single storey lean-to and 'several' nests in one of the stone barns will be lost as a result of this application. The EPT notes that only 1 Swift box is to be installed on site, and as Swallows' have specific nesting requirements and will not nest in Swift boxes, the provisions of 1 Swift box does not mitigate for the loss of several nesting locations.

6.6.2 EV's preliminary roost assessment has provided guidance on compensating for the loss of the Barn Swallow nesting habitat in the form of a structure suitable for nesting Swallows being constructed in a suitable location. Also, the MBG found a nesting blackbird in ivy in the interior of one of the barns. As this nest site would also be lost, compensation should be provided in the form of a blackbird nest box in an undisturbed area of the site. It is considered that these items can be conditioned.

6.6.3 In respect of Bats, it is unclear from MBG's survey that Bats are present, or whether a Bat emerged during the survey. The provision of a Bat Brick can be secured via a suitably worded condition. The same applies to the provision of a Bee brick. It is considered that overall, suitable Swift, Swallow and Blackbird nesting boxes can be provided, as well as Bat and Bee bricks sufficient to mitigate any possible loss of nesting sites or habitat arising from the development. Conditions can be worded to detail where these items should be provided, such as favourably orientated elevations or away from opening windows; or, as a free standing structure. As such, the proposed development would accord with the requirements of the Wildlife Act 1990; and, Environment Policies 4 and 5 in the Adopted Isle of Man Strategic Plan 2016.

(vii) Landscaping 6.7.1 No specific landscaping measures are proposed as part of the application. It is considered that given the proposed works to the Barns and Stables 1; and, the creation of the walled garden to serve the converted Barns, with an approx. 1.2 m high wall to the front of the site, the visual aspects of the site and surroundings would be improved, and in conjunction with the above Bat and nesting bird mitigation measures, the bio-diversity of the site enhanced. In this regard, the proposals are seen to be acceptable and accord with the objectives of Policies EP3, SP4b in seeking to protect and improve the natural environment.

6.7.2 Any new planting or replacement of trees would be undertaken using Manx native species. The applicant confirms that he has no objection to this being made a condition of any planning approval. This would accord with the objectives of Policies EP3, SP4b in seeking to protect and improve the natural environment.

(vii) Drainage / Flooding 6.8.1 The proposals represent a re-use of previously developed land. The site does not lie within a recognised Floor Risk Area. Whilst the development would result in a greater extent of built form and hard surfacing being provided than is presently the case, it is considered that there would be no additional flood risk to land and properties lying downstream from the site as a result of these proposals. As such, it is considered that there would be no unreasonable risk of flooding or flood risk resulting from the proposed development that could be considered contrary with the provisions of Policies GP2l, Ep7 of the Adopted Isle of Man Strategic Plan 2016. In this regard, the proposals are considered to be acceptable.

7.0 CONCLUSION

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7.1.1 The proposed development for the conversion of the redundant barns into a single residential dwelling and detached garage, along with the erection of a small subordinate single storey extension to south elevation to provide open plan living accommodation; and, a glazed porch link between the Main Barn and the East Barn, plus the provision of external landscaping, a new driveway and installation of new sewer treatment works; are all considered to be acceptable and accord with the abovementioned Policies of the Strategic Plan as outlined in this Report. The proposed development meets the tests for exceptional development within the countryside. It is, therefore, concluded that the planning application should be approved subject to a range of conditions covering the use of materials to reflect the historic nature and importance of the Barns and Stables, landscaping, bio-diversity mitigation measures, drainage, and landscaping. Conditions restricting any additions and/or alterations which might otherwise constitute 'Permitted Development', meaning that they would require a specific planning permission, should also be added to any planning permission granted.

7.1.2 Recommendation - approve subject to conditions.

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); (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.

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 Planning Committee in accordance with the authority afforded to the it 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: 22.04.2024

Signed :P VISIGAH

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

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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.

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PLANNING COMMITTEE DECISION 22.04.2024

Application No 23/01192/B Applicant Mr Stephen Desmond Proposal Conversion of redundant barns into single residential dwelling and detached garage, erection of small subordinate single storey extension to south elevation to provide open plan living accommodation. External landscaping, new driveway and installation of new sewer treatment works Site Address Lower Ballavarkish Grenaby Road Ballabeg Castletown Isle Of Man IM9 4HD

Planning Officer Hamish Laird Presenting Officer Paul Visigah Addendum to the Officer Report

The Planning Committee considered the application at its meeting on 22 April 2024 and agreed with the recommendation to approve the application subject to the officer's amendment to Conditions 5 and 7.

The amended Conditions shall read:

C5: Prior to the installation of external lighting within the site, a Lighting Plan shall be submitted to and approved in writing by the Department. The lighting of the site shall be designed in accordance with the recommendations outlined in the BCT and ILP Guidance Note 8 Bats and Artificial Lighting (12th September 2018).

The lighting details shall include detailed drawings of the proposed lighting columns and fittings, information about the levels of luminance and daily duration and any measures for mitigating the effects of light pollution.

The development shall not be carried out other than in accordance with the approved plan, and shall be retained as such thereafter.

Reason: To provide adequate safeguards for the ecological species existing on the site.

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C7: Prior to the first occupation of the development, hereby approved, a Landscaping Scheme shall be submitted to and approved in writing by the Department. The Landscaping Scheme shall include details of all planting and sowing, including size, species and numbers of trees and plants, ground preparation, management and maintenance.

All planting, seeding, and earth works comprised in the approved details of landscaping shall be carried out in the first planting and season (November - March) following the substantial completion of the development whichever is the sooner, and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.

Reason: In order to give planting a sufficient time to establish and to ensure that the development provides an attractive environment helping to assimilate it into its surroundings in the interests of the visual amenities of the site and surrounding area.