**Document:** DEC Officer Report
**Application:** 23/00702/B — Proposed extensions and alterations to existing dwelling
**Decision:** Permitted
**Decision Date:** 2023-09-19
**Parish:** Malew
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/10420-malew-ballaglea-farm-ballamodha-dwelling/documents/971866

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# DEC Officer Report

## PLANNING OFFICER REPORT AND RECOMMENDATION

**Application No.:** 23/00702/B
**Applicant:** Miss Charlotte Ronan & Mr Daniel Reid
**Proposal:** Proposed extensions and alterations to existing dwelling
**Site Address:** Ballaglea Farm Ballamodha Straight Ballamodha Ballasalla Isle Of Man IM9 3AZ
**Planning Officer:** Mr Hamish Laird
**Photo Taken:** 12.07.2023
**Site Visit:** 12.07.2023
**Expected Decision Level:** Planning Committee
**Recommended Decision:** Permitted
**Date of Recommendation:** 01.09.2023

## 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 the development on site including any works of demolition, hereby approved, a schedule of materials including finishes for the external walls and roofs, external door and window frames; external doors and windows; and, guttering and rainwater goods; shall be submitted to and approved in writing by DEFA Planning. Thereafter, the development shall be carried out in accordance with the approved details, with the approved finishes and materials being retained and maintained for the lifetime of the development.

Reason: To ensure that high quality materials are used for the replacement dwelling to preserve the character of the site and impart a high quality finish in the interests of visual amenity.

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

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, Housing Policy 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. PL01 Rev 01 - Site Location Plan - scale 1:3,000 - date stamped received and dated 12 September, 2023;
- Drawing No. PL02 Rev. 01- Site Plan - scale 1:500 - date stamped received and dated 12 September, 2023;
- Drawing No. PL03 - Proposed Floor Plans; Roof Plan; Section and Elevations;
- Drawing No. PL04 - Proposed Site Plan - scale 1:200; and, Proposed East Elevation - scale 1:200;

and other documents - all date stamped and received 15th June, 2023. _______________________________________________________________

## 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:

Manx National Heritage _____________________________________________________________________________

## Officer’s Report

THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AS IT COULD BE CONSIDERED CONTRARY TO THE DEVELOPMENT PLAN BUT RECOMMENDED FOR AN APPROVAL

1.0 THE SITE - 1.1 The site represents the residential curtilage of the existing traditional Manx farmhouse at Ballaglea Farm, which is a detached, double-fronted, 2- storey dwelling of white painted Manx stone, under a slate roof with chimney stacks to both gables projecting above the ridge-line. It has a large, non-traditional, lean-to, full width ground floor extension on its north side which is of rudimentary construction with white painted blockworks end elevations under corrugated sheeting roof. This element of the dwelling adjoins the farmyard immediately to the north, which is set at a higher ground level. To the rear of the dwelling there is a flat-roofed, white painted render porch/sun room extension, which backs onto the formal rear garden area serving the dwelling. A small greenhouse is locate within the garden area. The roadside boundary of the site is marked by a white-painted, Manx stone wall which directly abuts the road carriageway. - 1.2 The property is situated on the Western side of the Ballamodha Straight (A3), Ballasalla. It is located approximately 0.25km away from South Barrule Plantation which is to the North of the site. The farmhouse adjoins a range of farm buildings with a small wooden tool shed, and 2 large, modern open-sided general purpose/livestock buildings sited to the west and north of the farmhouse. On the immediate opposite side of the road, is a mix of 3 modern, steel framed and corrugated sheeting roofed, farm buildings with blockwork walls and open sides; and, a traditional, 2-storey Manx stone barn under a slate, pitched roof. Access to the farmhouse and farm buildings on both sides of the road is derived directly from the A3. Visibility is good in both directions. It is noted that whilst originally associated with the buildings across the road to the East, the two sites were split into two and that is now owned separately.

1.3 The farm holding comprises approx. 22 acres of land, which is rented out to a local farmer for cattle. - 1.4 The site lies in the open countryside beyond any settlement boundary with the nearest settlements being Foxdale to the north and Ballasalla to the south. There are no neighbouring residential properties in the vicinity of the site, with the immediate surroundings comprising agricultural land.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the erection of a two, two-storey rear extension, and single storey side extension attached to the western side. The present ground floor front extension would be removed. The applicants Design Statement advises: "Full planning approval is sought for:

- - Removal of the existing flat roof sunroom to the South elevation.
- - Removal of the existing shallow pitch lean-to to the North elevation.
- - The erection of a double storey extension to the South elevation.
- - The erection of a single storey lean to extension to the West elevation.
- - The erection of a porch.
- - Internal layout alterations.
- - External aesthetic alterations.
- - Solar panels to the existing pitched roof.
- - Improvement of dwelling energy system to be greener including installation of Air Source Heat Pump system.

2.2 At the forefront of this application is the want and requirement to keep the existing main farmhouse structure whilst allowing for additional floor space to be created and making a more functional daily dwelling. - 2.3 The current floor space over the two floor levels is 167m2 including the external walls. - 2.4 The proposed floor space of the lean to and sunroom to be removed is 47m2 including external walls. - 2.5 Existing ground floor footprint = 107m2 Proposed ground floor footprint = 191m2 78% footprint increase. - 2.6 Existing overall floor space = 167m2 Proposed overall floor space = 341m2 104% overall floor space increase. - 2.7 The current dwelling is only able to be accessed from the A3 main road (Ballamodha Straight). This is directly into the utility room to the North or through the gate and into the sunroom to the South. Both methods are not safe due to the how busy the main road is with vehicles. It is also completely non-functional as the applicant's park within the site and then have to exit the site on foot to then gain access into the dwelling. - 2.8 Both additional structures proposed to be removed have no aesthetic quality. The main farmhouse however is a good example of a traditional Manx farmhouse in a good location and is felt to be important to retain by the applicants rather than proposing to demolish in its entirety. - 2.9 It however does not allow for enough living space for the applicants. When the thick external stone walls are factored in, the usable floor area is actually only 126m2 with small dark rooms due to the lack of light penetration from the poorly formed add on sunroom and utility room. This does not allow for the level of living expected this day and age. - 2.10 The applicants have purchased Ballaglea farm with the intention that it will be their forever home with a growing family that will ensure that the land continues to be worked. The

additional space and redesign are imperative to that and also ensures that bitty proposals are not put forward at times in the future which could risk a non-aesthetically pleasing result."

To achieve a viable layout whilst maintaining window symmetry associated with the elongated form referred to in Planning Circular 3/91, the two storey extensions to both sides of the farmhouse have a ground floor footprint area of 61m2 with an upper floor area of 41m2. The replacement smaller front porch is 12m2 and the replacement rear porch 13m2. After demolitions, this culminates in a final house size of 401m2."

2.2 The various elements of the proposed extensions would measure approx.

Rear extension: Ridge height 7.03m; eaves height 4.96m; width 8.94m; depth The height of the proposed double storey extension will be approximately 342mm higher than the existing pitched roof.

Single storey side extension: width 4.1m; length 15.8m eaves height 2.52m; ridge height of mono-pitch roof where attached to side of dwelling 4.7m;

The old and new elements of the extended dwelling would be connected via a 2-storey, flatroofed connecting element approx. 880mm wide, which at eaves level would measure 4.96m high. On its east facing side it would have glazed panels at both ground and first floor levels, with a smaller glazed panel to the upper floor on the western side where it would appear above the ridgeline of the proposed ground floor side extension.

Ground floor, centrally located, front porch - this would be attached to the north facing elevation on the side where the previous full-width ground floor extension would have been. It would measure approx. 2.0m wide; 2.2m to the eaves; 2.7m to the ridge; and, 1.34m deep.

2.3 The proposals would result in the provision of the following accommodation:

Ground floor: Entrance porch; hallway and stairs up; library; dining room; utility room; cloakroom; w.c.; mud-room; playroom/snug; kitchen/living room; and office.

First floor: 4 bedrooms; 2-bedrooms with en-suite shower rooms; family bathroom; and, master bedroom with en-suite bathroom and walk-in dressing room;

2.5 No trees would be removed to accommodate the extensions and there would be no changes to parking provision on site. - 3.0 PLANNING POLICY

3.1 The site lies within an area designated on the Area Plan for the South as land not designated for a particular purpose, and the site is not within a Conservation Area. The site area is not prone to flood risks. There are no registered trees on site, and the site is not within a registered tree area.

3.2 The Isle of Man Landscape Character Assessment (July, 2008) states thus concerning the area:

- 3.2.1 Ballamodha and St Marks (D14):
- 3.2.2 Landscape Strategy: "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."

Key Views

- o Distant views prevented at times by dense woodland in river valleys and by the cumulative screening effect of hedgerow trees, which tend to create wooded horizons.
- o Open and panoramic views out to sea from the higher areas on the upper western parts of the area where there are few trees to interrupt views.

3.3 The Strategic Plan stipulates a general presumption against development in areas which are not designated for a particular purpose and where the protection of the countryside is of paramount importance (EP 1 and GP3). Since the site has an established residential use, it would also be relevant to consider the general standards of development as set out in General Policy 2 this indicates: - 3.4 General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

- (a) is in accordance with the design brief in the Area Plan where there is such a brief;
- (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
- (c) does not affect adversely the character of the surrounding landscape or townscape;
- (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
- (e) does not affect adversely public views of the sea;
- (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
- (g) does not affect adversely the amenity of local residents or the character of the locality;
- (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
- (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
- (j) can be provided with all necessary services;
- (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
- (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
- (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
- (n) is designed having due regard to best practice in reducing energy consumption."

3.5 General Policy 3 indicates:

"General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

- (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
- (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
- (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
- (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
- (e) location-dependent development in connection with the working of minerals or the provision of necessary services;
- (f) building and engineering operations which are essential for the conduct of agriculture or forestry;

- (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
- (h) buildings or works required for interpretation of the countryside, its wildlife or heritage."

3.6 In addition, given there is an existing dwelling on the site, it is relevant to also consider Housing Policy 15 which guides extensions to traditional dwellings in the countryside.

- "Housing Policy 15: The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these 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 floor space (measured externally)."

3.7 Paragraph 8.12.2: Extensions to properties in the countryside "As there is a general policy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside. Care therefore, must be taken to control the size and form of extensions to property in the countryside. In the case of traditional properties, the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be acceptable where these destroy the existing character of the property. In the case of non-traditional properties, where these are of poor or unsympathetic appearance, extensions which would increase the impact of the property will generally not be acceptable. It may be preferable to consider the redevelopment of nontraditional dwellings or properties of poor form with buildings of a more traditional style and in these cases, the Department may consider an increase in size of the replacement property over and above the size of the building to be replaced, where improvements to the appearance of the property would justify this." - 3.8 Furthermore, Housing Policy 16 advises:

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

3.9 Environment Policy 4 protects biodiversity (including protected species and designated sites). - 3.10 Other policies within the Strategic Plan which are considered relevant to the proposal are; Infrastructure Policy 5, Transport Policy 4, and Community Policies 10 and 11.

## - 4.0 OTHER MATERIAL CONSIDERATIONS

4.1 Planning Circular 3/91 (Guide to the Design of Residential Development in the Countryside) is considered relevant. The section on 'Proportions and Form' on page 4 provides advice on how to make variations to the floor area of traditional buildings (extensions).

- 4.1.2 Policy 3 states: "The shape of small and medium sized new dwellings should follow the size and pattern of the traditional farmhouse. They should be rectangular in plan and simple in form. Extensions to existing buildings should maintain the character of the original form".

- 4.1.3 Policy 4 states: "External finishes are expected to be selected from a limited range of traditional materials". The supporting texts to policy 4 states that "Modern construction and materials may be used to achieve a similar external appearance".
- 5.0 PLANNING HISTORY

5.1 This property has been the subject of a number of previous applications which are considered relevant in the determination of this application.

5.2 Approval was granted under PA 03/01822/B for Erection of agricultural building. Permitted 28.01.2004.

5.3 PA 97/01696/A for Approval in principle for agricultural dwelling, Ballaglea Farm, Ballamodha, Malew - Refused 21.05.1998. No Appeal.

5.4 94/01851/B - Erection of agricultural building, Ballaglea Farm, Ballamodha, Malew Permitted 15.05.1995. - 6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

6.1 Highway Services (26/6/23) has expressed no interest as they have no implications for highway safety.

6.2 Malew Parish Commissioners (28/6/23) comments: "No objection."

6.3 Manx National Heritage (29/6/23) - comments: "I write on behalf of Manx National Heritage ('MNH'), whose statutory responsibilities pertaining to the protection of the cultural and natural heritage of the Isle of Man are defined under the terms of the Manx Museum and National Trust Act.

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).

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 Bats are listed on Schedule 5 of the Wildlife Act 1990; they are protected by law and it is an
- offence to:
- o intentionally or recklessly kill, injure or take a bat;
- o intentionally or recklessly damage or destroy, or obstruct access to, any structure or place which bats use for shelter or protection;
- o intentionally or recklessly disturbs any bat while it is occupying a structure or place which it uses for that purpose."

6.4 Manx National Heritage (12/7/23) - further comments:

"I write on behalf of Manx National Heritage ('MNH'), whose statutory responsibilities pertaining to the protection of the cultural and natural heritage of the Isle of Man are defined under the terms of the Manx Museum and National Trust Act.

Having communicated with the owner and agent of the above site we are satisfied that the proposed works would not adversely affect roosting bats or nesting birds. We would therefore

like to withdraw our request for a bat survey of the roof space of Ballaglea Farm, as requested by letter dated 29th June 2023."

6.5 No comments have been received from occupants of any neighbouring or nearby properties. - 7.0 ASSESSMENT

7.1 The main issues to consider in the assessment of this application are:

- a. Principle of development
- b. The visual impact of the proposal (HP15, GP2);
- c. Impact on neighbouring amenity (GP2);
- d. Impact on Highways (TP 4 & EP 16); and
- e. Impact on site ecology (EP 4).

## - 7.2 PRINCIPLE OF DEVELOPMENT

- 7.2.1 In this regard, the existing dwelling has been lawfully erected and the principle of development is accepted subject to the proposed extensions meeting the requirements of the relevant Strategic Plan policies, which here are, GP2 and GP3 relating to the visual impact of the development on the character and appearance of the site and surroundings; and, Policy HP15 which relates to extensions to dwellings in the countryside.

## - 7.3 THE VISUAL IMPACT OF THE PROPOSAL

- 7.3.1 Policy HP15 requires: "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these 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 floor space (measured externally)."

- 7.3.2 It is considered that the proposed extension respects the proportion form and appearance of the existing dwelling by replicating it and also by adding the single storey side extension on the west side located away from the road. In so doing, it is considered that the appearance of the dwelling would be improved by the removal of the rear sun room; and, more importantly, the front, full-width ground floor extension, which is of poor quality and fails to reflect the character and appearance of the original dwelling. Thankfully, owing to a height difference in the land level of the adjoining farmyard it is half hidden from views of the site when approaching it along the A3 from the north. The proposed development would improve the living accommodation offered by the dwelling bringing it up to a modern standard through the employment of Solar PV Panels to the existing pitched roof (where they would be hidden from view); and, an improvement of dwelling energy system through the installation of an Air Source Heat Pump system. These measures should assist in improving the energy efficiency of the property.
- 7.3.3 The main element of the proposals would be the addition of the 2-storey, rear extension which would reflect the design, scale and proportions of the existing dwelling, and would be discernible from the original dwelling through the use of a standing seam metal roof finish, and the use of vertical timber cladding at first floor level to the rear elevation, and horizontal timber cladding to the side elevations, whilst utilising a painted render finish to the ground floor elements of the new walls to reflect the existing dwellings finish. This addition is assisted in its separation between the existing farmhouse and the 2-storey addition by a 2-storey, flat-roofed connecting element approx. 880mm wide, which at eaves level would measure 4.96m high. This would retain the integrity of the existing traditional dwelling, and be reflective - in scale, proportion, style and character - of the original dwelling, which with the addition of chimney stacks to its gables, is considered to be an acceptable addition in terms of its impact as an addition to the existing dwelling; and, in terms of its visual impact on the character of the site and its rural surroundings.

- 7.3.4 The proposed ground floor side extension to be attached to the west side of the dwelling would be located closest to the existing farm buildings. It would also be largely screened from public view by the extended dwelling, and from any views from the farmland to the west by being 'dug into' the ground so that approximately half its height would be screened owing to this situation. Its low-key scale, width, bulk and height is assisted by the mono-pitch nature of its roof, and the slight rearward projection of the extension by approx. 2.0m is not considered to be intrusive.
- 7.3.5 An obvious benefit of the scheme would be the removal of the existing front, full-width ground floor extension, and the addition of a small porch. This would assist in restoring the original character of this traditional Manx dwelling when viewing the site from the north.
- 7.3.6 In terms of floorspace the applicant advises in the Design and Access Statement that the current floor space over the two floor levels is 167m2 including the external walls. The proposed floor space of the lean to and sunroom to be removed is 47m2 including external walls. The existing ground floor footprint equates to 107m2 whilst the proposed ground floor at footprint 191m2 would represent a 78% footprint increase.
- 7.3.7 In total, the applicant advises that the existing overall floor space equates to 167m2, whilst the proposed overall floor space would amount to 341m2. This would represent an overall floor space increase of 104%.
- 7.3.8 Whilst the percentage increase in floorspace would be more than double that of the exiting dwelling, and would exceed the floorspace requirement of no more than a 50% increase as outlined in Policy HP15, it is considered that the design of the extensions to be added to this dwelling in this countryside location would result in an acceptable addition in visual terms and the proposed extensions to this traditionally styled property in the countryside would sufficiently respect the scale, proportions, form and appearance of the existing property, and constitute an exception to the 50% floor limit. In this case, it is considered that the proposal would represent an exception to the provisions of Housing Policy 15 and is acceptable in terms of the relevant provisions of General Policies 2 and 3 of the Isle of Man Strategic Development Plan (2016); and, overall, also accords with the advice contained Planning Circular 3/91 (Guide to the Design of Residential Development in the Countryside).

## - 7.4 IMPACTS ON NEIGHBOURING AMENITY

- 7.4.1 With regard to impact on neighbouring dwellings, the site is in an isolated position in the countryside. There are no neighbouring or nearby residential properties within close proximity to the site other than the cottage referred to by the applicants which would appear to be within their ownership/control. It is considered that no neighbours' amenities would be affected as a result of the proposed development. This accords with the provisions of the first part of General Policy 2 g) in the Isle of Man Strategic Development Plan (2016).

## 7.5 HIGHWAY IMPACT

- 7.5.1 With regard to Highway impact, the scheme does not propose any alterations to the means of access to the site or parking within the site. Highway Services has raised no objection to the proposals, and as such, it is considered that there would be no adverse impacts on parking or highway safety resulting from the proposal. This accords with the provisions of General Policy 2 i) in the Isle of Man Strategic Development Plan (2016).

## - 7.6 IMPACT ON SITE ECOLOGY

- 7.5.1 In terms of impacts on ecology or biodiversity within the site, it is also important to establish if any real harm would result with respect to ecological and environmental concerns. The further comments received from MNH on 12/7/23, that MNH is satisfied that the proposed works would not adversely affect roosting bats or nesting birds, and that they would like to withdraw their request for a bat survey of the roof space of Ballaglea Farm, is noted. The proposal would relate to the removal of some vegetation to facilitate the erection of the extensions. In this case, however, it is considered that the scale of the proposed works is such

- that it would result in minimal vegetation removal. Also, no trees would be removed as a result of the proposal. Therefore, any impacts on biodiversity within the site will be negligible, and will remain largely unchanged. This accords with the provisions of Environment Policy 4 in the Isle of Man Strategic Development Plan (2016).
- 8.0 CONCLUSION

- 8.1.1 Overall, it is considered the proposal would be acceptable as an exception to the provisions of Strategic Plan Policy HP15, and would otherwise comply with the other relevant policies of the Isle of Man Strategic Plan as outlined in this Report. Therefore, it is recommended that the application be approved.
- 9.0 INTERESTED PERSON STATUS

- 9.1.1 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. 9.2 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: 18.09.2023

Signed : H LAIRD 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.

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