DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 22/00182/B Applicant: Mr Josh & Miss Lucy Smith & Verdon Proposal: Alterations an erection of extension to existing dwelling and erection of a detached garage Site Address: Thurlby Cottage Ballagawne Ballabeg Castletown Isle Of Man IM9 4HL Planning Officer: Mr Paul Visigah Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 11.07.2022

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 hereby approved an Arboricultural Method Statement (AMS), adhering to the recommendations of BS5837:2012 (Trees in relation to design, demolition and construction - recommendations), shall be submitted to and approved in writing by the Department. The AMS should confirm what protection measures are going to implemented, how and when they are they are going to be implemented, and how arboricultural site monitoring will take place throughout the construction process, in sufficient detail to provide a high level of confidence in the outcome for retained trees. The agreed protection measures and construction methods shall be adhered to in full.

Reason: to provide a level of technical detail sufficient to provide a high level of confidence in the outcome for retained trees on the site.

• C 3. Prior to the commencement of the development hereby approved, the protective measures detailed in the Tree Protection Plan (Drawing No. OTP-100222) and Arboricultural Method Statement approved under 2 above shall be fully installed and implemented and retained for the duration of the construction process.

• Reason: To ensure that agreed protection measures are fully implemented throughout the construction phase.
• C 4. No retained tree identified on Drawing No. TR-100222 shall be cut down, uprooted, destroyed, or damaged in any manner during the development phase and thereafter within 5 years from the date of occupation of the building for its permitted use, other than in accordance with the approved plans and particulars. In the event that retained trees become damaged or otherwise defective during the construction phase due to events outside of the applicant's control the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented.

Reason: To ensure that trees marked for retention are not removed, in the interests maintaining the amenities of the area and to ensure the visual impact of the development is mitigated.

• C 5. All external facing and roofing materials shall remain as shown on the plans and specified within the list of external finishes on the Planning Statement, and submitted Drawing Nos. 21 1512 /03 and 21 1512, received 15 February 2022. No new types of materials shall be added to the external elevations of the development, hereby approved. Reason: In the interests of the character and appearance of the site and surrounding area.
• C 6. 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 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 7. 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 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.
• C 8. 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 garden sheds or summerhouses shall be erected or placed 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.

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 Housing Policy 15, and Environment Policies 1, 3, and 4 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information; This approval relates to the following plans and documents:

• o Cover Letter and Drawing Register,
• o Planning Statement,

• o Photographs,
• o Arboricultural Impact Assessment, and
• o Drawing Nos. 21 1512/00, 21 1512/01, 21 1512/02, 21 1512/03, 21 1512/04, TR100222, OTP-100222 and TS-260122, All received 15 February 2022, and
• o Bat Survey received 6 July 2022. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AT THE REQUEST OF THE PRINCIPAL PLANNER

1.0 SITE - 1.1 The application site is the curtilage of Thurlby Cottage, Ballagawne, Ballabeg, Castletown, an existing dwelling situated on the northern side of the Colby Glen Road and directly opposite the junction between Glen Road and the B43 which runs south to Ballabeg. - 1.2 The site, which is located northeast of the Water treatment Works is a detached traditional stone built Crofters Cottage with thie veg and a small animal store, all fronting onto the roadside boundary. - 1.3 The property which sits within large grounds (measuring about 1 acre) has most of its boundary enclosed in thick tree clusters, shrubs and bushes with the only open aspect being the access and a small section of the site frontage. The entire site frontage is enclosed by an approximately 1m high Manx stone boundary wall and opens up at the vehicular entrance and pedestrian access gate marked by stone piers on the sides.

2.0 PROPOSAL - 2.1 The application seeks approval for alterations and erection of extension to existing dwelling, and erection of a detached garage. - 2.2 The scope of works would include:

• 2.2.1 The renovation of the existing cottage. This would involve:

• i. Removing the current inappropriate roof and coverings which detract from the cottages appearance (including flat roofed dormers), reinstate the roof ridge line and gutter line, altered chimney stack and appropriate chimney capping, remove the plastic rainwater goods and install cast iron rainwater goods, reconstruct the roof to the reduced pitch, ridge and eaves lines, apply reclaimed natural grey roof slate, form cast concrete copings to the roof verges, rebuild gable end chimney stack to correct proportion in matching stone.
• ii. Removing the inappropriate extensions to the rear of the dwelling which measures about 67.2sqm.
• iii. The works on the external walls of the cottage would involve removing the 600mm high concrete/block work lower plinth back to the original stone and the roughcast rendered finish all round, rake out all stone joints, repoint stone in a lime mortar, and apply multiple layered lime wash to give the undulating white wall finish correct to the original cottage.

• iv. The works on the apertures would involve restoring the altered windows and door to their original size and installing new timber sliding sash windows and door (painted red) to reflect original appearance of cottage. The replacement door would also be a hardwood timber door.

• 2.2.2 Erection of a single storey extension at the rear.

• i. The existing extensions to the rear of the cottage which comprises a pitch roofed and flat roofed extension would be demolished and replaced with a new angled pitch roofed single storey rear extension connected via a pitch roofed link extension. The proposed floorplan would see the existing cottage converted into a guest bedroom with ensuite and dressing, with the Thie Veg retained.
• ii. The replacement rear extension would serve a new open plan lounge/dining room/kitchen area with covered patio at the rear, three new bedrooms (two ensuite) and gym with covered patio at the rear, while the link extension would serve a hall, family bathroom and utility room.

2.3 The proposed finish of the extension would include a variety of materials to distinguish the different built forms.

• i. The roof finish is proposed as a dark coloured grey/black zinc metal standing seam roof with its own concealed guttering and no wall overhangs.
• ii. The wall finishes are proposed in a natural cedar or Scottish larch treated timber board with open joints, set vertically and stained with a dark Osmo oil to result in a grey/black board.
• iii. The areas below the roof canopy would be in a matching timber but left raw, unoiled or stained as a contrast but occur to the rear of the proposal away from the roadside aspect.
• iv. The proposed new windows and doors are proposed to be in either a grey UPVC or aluminium with all materials utilised on this proposal being of high quality.
• v. The new extension would be about 4.7m at the highest point which would be about 300mm higher than the roof ridge of the existing cottage, although it is on a ground level about 600mm higher than the ground level of the cottage. The extension would cover a floor area measuring 241sqm which would result in an increase in floor area by about 105 percent.

2.4 Also proposed is a new pitch roofed double garage that would be 6.3m wide, 6.3m long, and about 3.7m high (about 2.3m to eaves). This would be finished externally in material similar to the extension. - 2.5 The applicants have provided additional information in the form of a Planning Statement which sets out the issues considered it's the design conceptualisation, the site context in terms of site topography, relationship with trees on site, and their impact on design. This Statement also describes the development in detail, and addresses the policy elements of the design. - 2.6 The application is accompanied by an Arboricultural Impact Assessment and Tree survey, as well as a Bat Survey.

3.0 PLANNING POLICIES - 3.1 The site lies within an area on the Area Plan for the South (2013) Map 6 which is not designated for development, and the site is not within a Conservation Area. The site is not prone to flood risks or within a Registered tree Area, and there are no registered trees on site. - 3.2 The Landscape Character Assessment in the Area Plan contains the following on Ballabeg:

3.2.1 "Description and General Strategy

• 3.19.1 Arbory is a largely rural parish, stretching from the Round Table, over Slieau Earystane, to meet the sea at Pooil Vaaish. Between the hill-slopes and the flat land to the south sit the villages of Ballabeg and Colby, strung out along the A7. The two villages are classified as such in the Island Spatial Strategy. The older and most attractive part of Colby Village around the Glen Road is protected by the Conservation Area designation. Ballabeg Village has a strong sense of community, arising in part from Arbory School, the Church, the Chapel, the Parish Hall, and, hopefully, the replacement shop which has now been completed but not yet opened. Part of Ballabeg is also proposed to be designated as a Conservation Area recognising the special nature of the older elements of the Village.

3.20 Implications of the Landscape Character Assessment Landscape Type: Uplands, Incised Slopes, Undulating Lowland Plain

• i. To protect the tranquil, rural character of the area with its open views.
• ii. Sensitive location of new buildings and the use of screen planting.
• iii. Avoidance of physical or visual amalgamation of roadside housing.
• iv. Protection and enhancement of the identity of Ballabeg and Colby by the conservation of the rural character of the adjacent landscape".

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). However given there is an existing dwelling on the site, it is relevant to consider Housing Policy 15 which makes provision for extensions to traditional properties in the countryside.

3.3.1 Housing Policy 15: The extension or alteration of existing traditionally styled propertiesin the countryside will normally only be approved where these respect the proportion, form andappearance of the existing property. Only exceptionally will permission be granted forextensions which measure more than 50% of the existing building in terms of floor space(measured externally).

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

3.4 Other relevant parts of the Strategic Plan include:

• 3.4.1 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 non-traditional 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.

3.4.2 Paragraph 4.3.8 and 4.3.11 of the Strategic Plan

"4.3.8 The design of new development can make a positive contribution to the character and appearance of the Island. Recent development has often been criticised for its similarity to developments across the Island and elsewhere - "anywhere" architecture. At the same time some criticise current practice to retain traditional or vernacular designs. As is often the case the truth lies somewhere between the two extremes. All too often proposals for new developments have not taken into account a proper analysis of their context in terms of siting, layout, scale, materials and other factors. At the same time a slavish following of past design idioms, evolved for earlier lifestyles can produce buildings which do not reflect twenty first century lifestyles including accessibility and energy conservation. While there is often a consensus about what constitutes good and poor design, it is notoriously difficult to define or prescribe.

• 4.3.11 At the same time as wishing to promote good design in new development the Department recognises that there are an increasing number of alternative styles of housing which draw their design principles from the wish to promote sustainability and energy efficiency. Many of these can be incorporated into both modern and traditional designs but in some cases they produce a completely different structure or form of buildings, for example underground housing. While wishing to conserve the historic landscape of the Island the Department welcomes new styles of housing as long as they take into account the landscape context and the impact on the amenities of the area in which they are sited. Merely arguing that a new building cannot be seen in public views is not a justification for the relaxation of other policies relating to the location of new development".

3.5 Environment Policy 3: Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value. - 3.6 Environment Policies 4 and 5 seek to protect the ecology of sites and important habitats. - 3.7 Other policies within the Strategic Plan which are to be considered are; Infrastructure Policy 5, Community Policy 11, Community Policy 7 and Community Policy 10.

- 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 advise 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".

4.2 Whilst not adopted planning policy, DEFA's Residential Design Guide (2021) is a material consideration in the assessment of this application as, "It is intended to apply to any residential development within existing villages and towns, including individual houses, conversions and householder extensions. It is envisaged that a new guidance will be provided for dwellings in the countryside, although some of the broad principles set out within this document may still be relevant to such proposals".

- 5.0 PLANNING HISTORY

5.1 Approval was granted for the erection of a detached garage and workshop under PA 13/91458/B in January 2014. This was, however, not implemented with approval now lapsed. The property currently does not have a garage.

5.2 Approval was also granted in 2012 under PA 12/00317/B to widen existing access and creation of a hard standing area (retrospective) 2012. - 6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

6.1 The Department of Infrastructure (DOI) Highways Division have indicated that they 'Do not oppose' in a letter dated 3 March 2022/06 July 2022.

6.2 DEFA's Arboricultural Officer has stated that they do not object to the application. They have, however, asked that a condition requiring an Arboricultural Method Statement be imposed should approval be granted (6 May 2022).

6.3 DEFA's Ecosystem Policy Team requested that a bat survey be carried out on the property due to its location in an area of open countryside, close to a river corridor surrounded by areas of semi-natural habitat including marshy grassland and scrub which increases the likelihood of bats being present. The additional advice stated that if the preliminary assessment identifies the property as suitable or if evidence of bats is found, then further bat surveys will be required and a report detailing the findings and appropriate mitigation measures to ensure their protection during and after development, should be submitted to Planning for written approval (15 March 2022).

• 6.3.1 In response to this request, the applicants submitted a Bat Survey prepared by Manx Bat Group and dated 27 June 2022. The report concludes that the Thurlby Cottage is not a site occupied by bats and as such the proposed development should proceed as it will not have a material impact on the bat ecology of this location.
• 6.3.2 No further comments have been received from the DEFA Ecosystem Policy Team since the Bat survey was submitted.

6.4 Arbory and Rushen Commissioners have stated that they support the application in a letter dated 23 March 2022. - 6.5 No comments have been received from neighbouring properties.

- 7.0 ASSESSMENT

7.1 The fundamental issues to consider in the assessment of this planning application are;

• i. The principle of the proposal (HP 15 & Paragraph 8.12.2)
• ii. Visual impact (EP1, HP15, PC 3/91, RDG 21)
• iii. Impact on Trees (EP3)
• iv. Ecological impact (EP4 and EP5)
• v. Impact on Neighbours (GP 2 and RDG 2021)

7.2 The principle

• 7.2.1 Although 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), there is provision for extensions to traditional properties in the countryside (HP 15). Therefore, since the site has an established residential use and the site is within a location with existing properties, the principle of extending the property would be acceptable. However, the acceptability of the proposed

scheme would be dependent on the development respecting the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them.

• 7.2.3 With regard to the principle of the new garage, it is considered that whist there is no specific provision within the Strategic Plan for garages, there is an acceptance in the permitted Development Order that such structures can be acceptable. As such, it would be vital to assess the visual impact of the proposed garage on the application site and the surrounding countryside.

7.3 Visual Impact (EP1, HP 15, PC 3/91)

• 7.3.1 In assessing then visual impact of the scheme, it is considered that the proposal would include works to reinstate the original character of the existing cottage, whilst also extending to the rear of the existing cottage. The renovation works which include the removal of the unsympathetic rear extensions and flat roof dormers on the front elevation, reinstatement of the roof appearance, and the restoration of the original window and door appearances would serve to enhance the appearance of the dwelling, as these would respect the proportion, form and appearance of the existing property. As such, these elements of the proposal are considered to align with Housing Policy 15.

• 7.3.2 With regard to the extension, Housing policy 15 requires that an increased floor area should be no more than 50%, however this is not absolute but a guide to ensure that extensions appear subordinate to the original building, with minimal visual impact to the wider countryside. In the current case, the cottage (including extensions) has a ground floor area of about 120sqm with the new extension increasing the floor area to about 242sqm which would result in an increase of about 105%. Whilst these changes would result in a dwelling which is larger and greater in mass, with potential to increase the impact of the building as viewed by the public, it is considered these aspect of the works would be a betterment to the existing dwelling and the visual appearance of the area/countryside as it would replace a poorly formed extension with a better design.
• 7.3.3 Furthermore, in terms of Environment Policy 1, it is considered the works would not adversely affect the countryside or harm the character and quality of the landscape. As outlined previously, the works would be an improvement over the current situation, and while the proposed works would increase the mass/size of the property, the finishes and overall design improvements would be a betterment and help reduce the visual appearance of the dwelling in the countryside/landscape due to its dark design which would create a contrast with the white finished cottage that would be more noticeable from a long distance. As well, the extension would be set back about 8.1m from the highway at the closest point, with the trees along the site boundary serving to further conceal the toned down extension. Moreover, the presence of the boundary wall and mature trees which act as a backdrop to the area would serve to ensure no adverse visual impact on this part of the landscape results.

• 7.2.4 Additionally, the proposed single storey extension is designed such that it effectively breaks up the massing of the building and twinned with different cladding finishes which gives the appearance of contemporary built form attached to the traditional cottage. Most of the massing is contained to the rear (or depth of the property) and the setting back of the extension into the site contributes to its privacy. From the highway, only the upper proportions would be visible as the existing trees on the boundary would screen most parts of the extension with views only attainable when directly in front of the access. Although the footprint is above the 50% threshold, the extension is still fairly modest in size and provides for an internal layout of three bedrooms (two with ensuite), a bathroom, lounge, dining, kitchen and utility room. More so, the design, scale, proportion and form of the extension would ensure they remain as appropriate additions to the property, and when finished would complement the existing cottage which is considered to meet the aims of 15.

• 7.3.5 Another factor that favours the scheme is the nature of the extension which has a pitch roof over, and takes the standard form accepted by Planning Circular 3/91. Granting the scheme would not be extended out as described in Planning Circular 3/91, the extended shapes are rectangular in plan (although angled), simple in form, and maintain the character of the original cottage form. It is also vital to note that the supporting texts to Policy 4 of the Circular accepts that "Modern construction and materials may be used to achieve a similar external appearance", which makes the use of the chosen finishes that seek to achieve a clear contrast between the traditional and modern acceptable. Thus, it is considered that the scheme would broadly align with the requirements of Policies 3 and 4 of Planning Circular 3/91.

• 7.3.6 In terms of the visual impact of the garage, it is considered that the double garage proposed (same finishes as the extension) would appear subordinate to the main dwelling and given its location and surrounding landscape would not detract from the character of the site and locality which has significant tree cover.
• 7.3.7 As well, the proposed build conforms to the stipulated proportion, form and layout of the previously approved garage and as such would not be detrimental to the appearance of the existing property on site. In fact, the orientation of the current garage would be an improvement on the previous garage which was side on and somewhat averse to the orientation of buildings on the site. Therefore, the proposed scheme would not increase the impact of the building on the character of the site or the surrounding countryside but would ensure that the building fits seamlessly into the character of the site and the area which is thickly vegetated by trees and shrubs. As such, it is considered that the scheme would comply with Housing Policy 15 and Environment Policy 1.

7.4 Impact on Trees

• 7.4.1 In terms of impacts on the existing trees within the site, DEFA's Arboricultural team have indicated that they do not oppose the application which indicates general acceptability of the scheme in relation to trees. However, in seeking to protect trees during the construction works they advise that a condition which ensures an Arboricultural Methods Statement is submitted and approved prior to commencement of the development forms part of any approval granted. As such, a condition would be imposed to cover this element of the proposal. Given the above, it is considered that the proposal would comply with the requirements of Environment Policy 3.

7.5 Impacts on Ecology

• 7.5.1 In assessing impacts on ecology, it is noted from the consultation period the presence of ecological interest in the area, specifically relating to bats that could be prevalent given the proximity of the site to a river corridor surrounded by areas of semi-natural habitat including marshy grassland and scrub. The comments further required that a preliminary bat survey be carried out to ensure there would be no impacts on bat roosts. This survey has been carried out and indicate that the proposed development will not have a material impact on the bat ecology of this location. As the works on the building will not impact on bat ecology, it is considered that the requirements of Environment Policy 4 are met in the current case.

7.6 Impact on Neighbours

• 7.6.1 In terms of impacts on neighbours, it is considered that the nearest neighbour 'Glendawn' is situated about 25m west of the new extension, with the trees on this boundary serving to screen the development from this neighbour. As such, it is not considered that there would be any impacts on neighbouring amenity in terms of overbearing impacts, overlooking or loss of light.

- 8.0 CONCLUSION

8.1 Overall, it is considered that the proposal would not have any significant impacts upon public or private amenities, or adversely affect the countryside or harm the character and quality of the landscape and would result in a betterment in terms of quality and design over

the existing extensions on the dwelling, and would therefore comply with Housing Policy 15 and Environment Policies 1, 3 and 4 of the Isle Of Man Strategic Plan 2016.

8.2 It is recommended that the application be approved. - 9.0 INTERESTED PERSON STATUS

9.1 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

9.3 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 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: 18.07.2022

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

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.