Planning Officer Report

Planning Officer Report And Recommendations {{table:21961}} {{table:21960}}

Officer's Report

The Application Site

1. The application site is Ballaneddin Farm, an existing working farm sited on the southern side of the Main Road, Ballaugh. The application site is located 80 metres from the highway up a narrow track road.
2. Currently on site is one farmhouse, three agricultural sheds and an old barn building. Two of the agricultural sheds are currently used for cattle with the third used for storage.
3. Ballaneddin Farm is only partially visible from a main public thoroughfare with the two cattle sheds in view from the Main Road. The storage shed, barn and farmhouse are not visible given the level of significant screening from the mature trees.

The Proposal

1. The planning application seeks approval for the erection for a replacement agricultural building.
2. The proposed new agricultural building would replace an existing agricultural building measuring 1.8 metres by just less than 5.4 metres with a height of 7.6 metres. The existing agricultural building has a height of 7.6 metres. The new proposed agricultural building would measure metres and would have a height of 6 metres.
3. The proposed replacement agricultural building is to be finished treated space boards and polyester powder coating steel sheeting. The proposed new shed is to remain open on the eastern gable end as does the existing.

Planning History

1. The application site has not been the subject of four previous planning applications, all of which are considered materially relevant to the assessment of this current planning application:

PA 09/01007/B: Alteration to farm entrance. This previous planning application was permitted.

PA 07/0203/B: Erection of an agricultural building. This previous planning application was permitted. PA 04/01265/B: Erection of a cattle shed on field 224301. This previous planning application was permitted. PA 00/00832/A: Approval in principle for agricultural dwelling and garage. This previous planning application was refused.

Planning Policy

1. The application site is not designated for any site specific purpose but is located in an area part recognised as an area of High Landscape or Coastal Value and Scenic Significance and part Woodland area under the 1982 Isle of Man Development Plan.

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains four policies that are considered specifically material to the assessment of this current planning application:

General Policy 3 states:

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

f) building and engineering operations which are essential for the conduct of agriculture or forestry

Environment Policy 2 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."

Environment Policy 3 states:

"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."

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."

Representations

1. Ballaugh Parish Commissioners have no objection to the current planning application.

Assessment

1. When determining any agricultural development within the countryside that is not zoned for development General Policy 3 paragraph F of the Isle of Man Strategic Plan 2007 is used to assess the application. This policy states that development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of those buildings which are essential for the conduct of agriculture or forestry. Further to this policy, the first paragraph of Environment Policy 15 requires first the Planning Authority needs to be satisfied that there is agricultural or horticultural need for a new building, sufficient to outweigh the general policy against development in the countryside.

1. Given that the replacement agricultural building is to replace an existing agricultural building the agricultural justification is accepted and it is therefore necessary to consider the site specific impacts of the proposed development. In this regard it is necessary to take account of the provisions of Environment Policy 15. This policy states that 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 will form a part of. In this respect the proposed new agricultural shed is within the main farm group, as was the existing to be replaced, and will not have an adverse visual impact on its surroundings given the substantial screening present in the area. The proposed new agricultural building will be finished in materials to blend in with the other adjacent existing agricultural sheds. As such the proposal is considered to be acceptable and comply with the provisions set out in Environment Policy 15.

Environment Policy 2

1. The application site is located within an Area of High Landscape or Coastal Value and Scenic Significance and therefore within these areas the protection of the character of the landscape will be the upmost important consideration unless it can be shown that the development would not harm the character and quality of the landscape; or the location for the development is essential.

1. As the proposed new agricultural shed is to form part of an existing group of agricultural buildings it is considered that the location for development is acceptable. It is now imperative to consider the site specific impacts of the proposed development on the character and quality of the landscape.

1. Given the substantial screening present the proposed replacement agricultural building will not be visible from a public thoroughfare and is therefore considered to have a minimal, if any, visual impact on the country side and detrimentally affect public amenity.

1. The proposed new agricultural shed is to be erected on land that is classed as Agriculture class 3 and therefore there would not be a loss of high class agricultural land through the proposed development.

Environment Policy 3

1. Ballaneddin Farm is located within a woodland area and it is therefore imperative to assess the impacts of the proposal on the woodland area. After a site visit and from the drawings submitted, it is evident that there will not be an unacceptable loss of or damage to any Woodland area

1. Overall it is considered that the planning application is in accordance with General Policy 3, Environment Policy 2, Environment Policy 3 and Environment Policy 15 of the Isle of Man Strategic Plan 2007.

Recommendation

1. It is recommended that the planning application be permitted.

Party Status

1. The local authority, Ballaugh Parish Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 03.09.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval for the erection of a replacement agricultural building relates to PD-001, PD-002, PD-OO3, PD-004, PD-005 and PD-006 all date stamped 1st August 2012.

C 3. The building must be used only for agricultural purposes.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 12/9/12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : Samuel Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager