Officer Planning Report

Planning Report And Recommendations {{table:19502}} {{table:19501}}

Officer's Report

The Site

1. The site is 45 acres (17 ha) of land situated between the Staarvey Road in the west and the A3 TT course in the east. The site slopes upward from east to west by around 70m. There are two sets of buildings on the site as a whole - Laurel Bank Farmhouse and stabling which lies above Laurel Bank House which is accessed via a steep narrow lane to the west of the A3. Access to Laurel Bank Farmhouse is via a private drive which is also a public footpath from the Staarvey Road through to the access to Laurel Bank House and down to the TT course. The second group of buildings is off a public road (Green Way not suitable for all motor vehicles) which leads south from the Staarvey Road to the A20 Poortown Road opposite the junction with the road to Tynwald Mills.

1. The land is sloping throughout other than in a section on the eastern side which has been stepped (see Planning History).

1. The highest part of the site is the south west where from the Staarvey Road the existing buildings are visible on the skyline and become more apparent as one climbs the hill. On this part of the site are metal-clad buildings of an industrial appearance arranged in an L shape. The land rises further to the east from here and then down towards the stepped area.

The Proposal

1. Proposed is the principle of the demolition of the existing buildings and their replacement by new "purpose built substantial and more attractive buildings so that livestock and plant can be properly protected." This includes a new farm dwelling. The stocking levels are 30 sheep plus 30 lambs, 6 cows plus 6 claves with 15 young cattle in the feeding pens, 5 horses. They state "In the current economic climate, with the welfare of animals and the protection of equipment, it is no longer acceptable for an agricultural worker to live off site and therefore, it is now necessary for the agricultural worker to live on the farm so that adequate measures are taken to protect the farm's interest".

1. The plans submitted include a site plan which relates to the higher site where the industrial type buildings are and an indication of how the new buildings would be arranged and include a two storey building which includes farm worker's accommodation on the first floor and machinery storage below.

Planning Status And Policy

1. The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 as High Landscape Value and Scenic Significance. As such, there is a presumption against development and where the following policies are applicable:

i) 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, historical, or social value and interest (Housing Policy 11) c) previously developed land which contains a significant amount of buildings where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environmental 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-dependant 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".

ii) Environment Policy 1: "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."

iii) Environment Policy 2 which states: "The present system of landscape classification of Areas of High Landscape of Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce difference categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

a) the development would not harm the character and quality of the landscape; or b) the location for the development is essential."

iv) 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