Officer Report

Application No.: 17/00256/B Applicant: Donald MacKenzie Cannan Proposal: Erection of agricultural building for livestock and feed Site Address: Ballakaighen Farm Staarvey Road Cronk Y Voddy Peel Isle of Man IM5 2AS Case Officer : Miss S E Corlett Photo Taken: 30.03.2017 Site Visit: 30.03.2017 Expected Decision Level: Officer Delegation

Officer’s Report THE SITE

1.1 The site is Ballakaighen Farm which lies on all sides of the crossroads of the Skerrisdale Road, Staarvey Road and the Ballabooie Road which links the A3 TT Course with the A4 coast road. The land extends to around 120 acres and accommodates a group of farm buildings alongside the Staarvey Road, just south west of its junction with the Ballabooie Road. The farm buildings comprise a farmhouse various sheds and a silage pit all on the south eastern side of the road and a relatively new farm bungalow which sits on the north western side of the road. The existing farm buildings are a mix of old, traditional buildings, including one with a church-style bell tower, and more modern brick built structures and the more modern buildings with portal frame construction and sheeted sides. The buildings are arranged in a linear fashion alongside and close to the Staarvey Road. - 1.2 There are existing trees between some of the buildings and the road, what look like self seeded sycamores. These provide some softening of the buildings from the Staarvey Road and a backdrop for them as viewed from Cronk y Voddy and the Ballabooie Road. THE PROPOSAL

2.1 Proposed is the erection of a new agricultural building at the south western end of the existing row of buildings. The building is to be 18m by 23m, 4.2m to the eaves and 6.7m to the ridge. The building will be finished in grey sheeting on the roof with clear rooflights, box profile sheets on the side between the eaves level and 1.8m from ground and concrete panels on the lowest 1.8m. The colour of the box profile sheeting is unspecified. - 2.2 The applicant states that the building is required to accommodate livestock and feed. He explains that last winter the weather resulted in very muddy conditions which was not good for the health of the cattle and led to stock loss. The building would mainly be for winter accommodation for the suckler cows in the worst of the weather and also for the storage of feed which suffers from exposure to salty conditions when kept outside. They are happy to plant trees as required. PLANNING POLICY

3.1 The site lies within an area designated on The Isle of Man Planning Scheme (Development Plan) Order 1982 as not for any particular purpose and as of high landscape value and scenic significance. In such areas development is generally discouraged although there are policies which allow for agriculturally justified structures - General Policy 3 and Environment Policy 15.

Environment Policy 15 states "Where the Department is satisfied that there is agricultural or horticultural need for a new building (including a dwelling), sufficient to outweigh the general policy against development in the countryside, and that the impact of this development including buildings, accesses, servicing etc. is acceptable, such development must be sited as close as is practically possible to existing building groups and be appropriate in terms of scale, materials, colour, siting and form to ensure that all new developments are sympathetic to the landscape and built environment of which they form a part.

Only in exceptional circumstances will buildings be permitted in exposed or isolated areas or close to public highways and in all such cases will be subject to appropriate landscaping. The nature and materials of construction must also be appropriate to the purposes for which is it intended.

Where new agricultural buildings are proposed next to or close to existing residential properties care must be taken to ensure that there is no unacceptable adverse impact through any activity, although it must be borne in mind that many farming activities require buildings which are best sited, in landscape terms, close to existing building groups in the rural landscape".

PLANNING HISTORY

4.1 Planning approval was most recently granted for the installation of windows at the farmhouse and for extensions to an existing agricultural building and creation of new access. The dwelling across the Staarvey Road is associated with the farm and was approved under 96/01003/B. REPRESENTATIONS - 5.1 German Parish Commissioners seek a deferral on 17th March 2017.

5.2 Highway Services indicate that there is no highway interest in the application (31.03.17). ASSESSMENT - 6.1 The issues in this case are whether a new agricultural building is justified as proposed and whether there would be any adverse environmental impact from the proposal.

6.2 The site is clearly agricultural and the buildings are already visible from the surrounding highways. What is proposed will not sit uncomfortably with them but would be improved by additional planting between the building and the Staarvey Road.

6.3 The application is recommended for approval subject to conditions regarding the use and the planting of trees. PARTY STATUS - 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 03.04.2017 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The building must be used only for agricultural purposes.

REASON: The countryside is protected from development and an exception is being made on the basis of agricultural need. As such the building must be used for the purposes for which it is approved.

• C 3. No later than the first planting season after the construction, the applicant must have had planted between the proposed building and Staarvey Road a row of deciduous trees, the details, position and sizes of which must be approved by the Department prior to the commencement of work on the proposed building. Any of the trees planted which are damaged, removed or die within five years of their planting must be replaced by trees of a similar size, species and in a similar position. Reason: To soften the visual impact of the proposed building.

This decision relates to the site and location plans and drawing reference P5990-01 received on 2nd March, 2017.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 12.04.2017 Determining officer

Signed : C BALMER Chris Balmer Senior Planning Officer

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