Officer Report

Application No.: 25/90386/B Applicant: Mr & Mrs David and Sandra Cameron Proposal: Erection of agricultural building to replace existing Site Address: Barn Bibaloe Beg Farm Bibaloe Beg Road Onchan Isle Of Man IM4 5AD Senior Planning Officer: Jason Singleton Photo Taken: 02.07.2025 Site Visit: 02.07.2025 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 22.07.2025 _________________________________________________________________

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. The buildings must be used only for agricultural purposes only.

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. In the event that the building hereby approved is not used or required for agricultural purposes for a period exceeding 6 months, the agricultural buildings hereby approved shall be removed and the ground restored to its former condition within 12 months of its last use.

Reason: The building has been exceptionally approved solely to meet agricultural need and its subsequent retention could result in an unwarranted intrusion in the countryside.

• C 4. The agricultural building hereby approved must only be used for agricultural use in association with the farm "Bibaloe Beg Farm" or used by a tenant farmer for agricultural use only and not for any other commercial use outside of the farming enterprise.

• Reason: The application has been assessed on an agricultural basis for use by the farmer solely for the agricultural purposes for the welfare of animals and the upkeep of the agricultural lands.
• C 5. No development shall commence until a sample of all non-insulated cladding materials to be used has been provided and approved in writing by the Department. The approved sample(s) shall be kept on site for reference until the development is completed. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the rural surrounding area.
• C 6. The roof must be finished in a dark grey colour and the walls, doors and shutters, in a dark green colour which has first been approved in writing by the Department and retained as such thereafter.

Reason: To ensure a suitable colour finish to the proposed agricultural building to reflect its use in the countryside.

• C 7. For the avoidance of doubt, no approval is hereby granted for any external floodlights affixed to the building. A further planning application would be required for such lightning.

Reason: In the interests of the visual amenities of the area and those residential properties opposite.

N 1. The removal of Asbestos from an existing building should only be conducted by licensed professionals who adhere to the established best practices. This is because asbestos is a hazardous material that can cause serious health problems if disturbed or released into the air. Further advice can be obtained from DEFA's Health and Safety at Work inspectorate prior to its removal.

This application has been recommended for approval for the following reason.

The proposal is considered to be acceptable in terms of the agricultural need satisfying General Policy 3, and the proposed buildings scale, materials, colour, siting and form would be in accordance with Environment Policy 1 and 15 of the Strategic Plan.

Plans/Drawings/Information;

This decision relates to drawings and suppporting information received on 2nd May 2025, referenced; 01, 02, 03, 04, 05 _________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Local Authority - No Objection

It is recommended that the owners/occupiers of the following properties NOT should be given the Right to Appeal because: The Old Barns, Bibaloe Beg Road, No Objection and concerns addressed through a condition.

Officer’s Report

1.0 THE SITE - 1.1 The application site is referred to as Bibaloe Beg Farm, located on Bibaloe Beg Road, Onchan. The site sits immediately adjacent to the highway which connects through from Whitebridge Road to the west down to King Edward Road to the east. - 1.2 The existing barn sits to the north of the highway with residential dwellings / cottages opposite, but behind a tall Manx stone wall that creates an enclosed courtyard to the barn (cottages) that are now used for residential / tourist lets, namely; Unity Cottage, Bibaloe Beg Farm House, Barn Cottage and The Old Barns as shown on the maps. - 1.3 The agricultural holding is farmed by a tenant farmer who uses the existing building. The identified four fields are noted in blue and referenced; 534505 - 11.02 Acres 534086 - 9.81 Acres 534152 - 8.81 Acres 531145 - 5.88 Acres Total - 35.52 Acres

2.0 THE PROPOSAL - 2.1 Proposed is the demolition of the existing barn and the erection of a replacement agricultural building. - 2.2 The proposed building would be constructed in the same location but overlapping the former footprint but moved further back (approx.8m) into the field and of a smaller footprint. The purpose built agricultural building would measure a footprint of 15m x 18m and 4.2m to eaves level and 5.6 to the ridge. The building would be constructed from a metal portal frame construction and cladded with non-insulated metal profiled sheeting to the walls and roof with polycarbonate roof lights placed along its length on each roof scape. The building has large 'door' opening to the front facing the highway and the rear facing into the fields. The proposed building is to be located in field 534505 (to the south east corner). - 2.3 The agent notes that; "the land and building are tenanted to a farmer who manages additional areas in the vicinity and the building is presently used for the storage of vehicles, fertilisers, machinery etc. in connection with that activity…The building is around 70 years old and has reached the end of its useful life and is beyond economic repair. It is the only building which is available for agricultural purposes for Bibaloe Beg Farm".

3.0 PLANNING POLICY - 3.1 The site lies within an area zoned on the Area Plan for the East (2013) as 'white land' (Map6 - Onchan) or land not zoned for development and therefore is not designated for any particular purpose. The collection of buildings and the trackway is identified on the map. - 3.2 The site is not within a Conservation Area or within an area identified as flood risk. There are no defined registered trees or registered trees areas on the Govt maps. - 3.3 Within the adopted Isle of Man Strategic Plan 2016, the following policy are considered to be the pertinent relevant policy in the determination of this application:

• o General Policy 3f - Exceptions for Development in the countryside for agriculture
• o Environment Policy 1 - Protection of the countryside and its ecology
• o Environmental Policy 15 - visual impact of any buildings
• o Environment Policy 22(iii) - Environmental Harm through vibration, odour, noise and light

4.0 PLANNING HISTORY - 4.1 The application site has no planning history that is considered relevant to this application.

5.0 REPRESENTATIONS - 5.1 Onchan District Commissioners 23/05/25 commented with no objection. - 5.2 The Old Barns, Bibaloe Beg Road, commented (14th May 2025); with no objection but wanted to raise awareness that the existing old building is cladded in asbestos sheeting and wants to ensure its removal is carried out in accordance with the relevant regulations given they live opposite the site.

- 6.0 ASSESSMENT

• (i) Principle for essential need. (Gp3f)
• (ii) Design in terms of siting, design, size or finish (EP15)
• (iii) Any adverse visual effect upon the countryside. (EP1)

• (i) ESSENTIAL NEED

6.1 There aforementioned policies would indicate there is a general presumption against new development in the countryside, as indicated in Environment Policy 1 and General Policy 3 of the Strategic Plan. The starting point for any development within the countryside (i.e. not zoned for development) is therefore General Policy 3, paragraph F which allows exemption for agricultural buildings and Environment Policy 15, which requires, firstly the Planning Authority 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. Then further assessment to ensure the built form is appropriate in terms of size, scale material and colour with siting and form that is sympathetic to its surroundings without being detrimental to the character and appearance of the countryside. This is also underpinned through Environmental Policy 1 to ensure any development does not adversely affect the countryside. - 6.2 The application is for a replacement agricultural building on the same footprint albeit slightly small in all dimensions and moved further into the site and away from the highway. The loss of the space at the rear of the existing building is used for storage of machinery and farm equipment so pushing the building further back is not eroding any farm land so to speak and would be acceptable. - 6.3 Whilst the proposal is not strictly for the welfare of animals which the policies allow for, the agricultural use for the storage of other agricultural uses such as the storage of feed for animals or fertiliser for the treatment of soils which is usually purchased in bulk is equally important as the welfare and keep of the animals. The undercover storage of specialist machinery used in conjunction with arable farming would be appropriate use in this instance. Noting this is a more modern replacement building for agricultural use and the agent notes; "it's the only building which is available for agricultural purposes for Bibaloe Beg Farm". As such, the replacement building would accord with GP3f where its use would be used only for the conduct of 'agriculture' and conditioned accordingly.

• (ii) DESIGN

6.4 Having considered the justification and its broad acceptance in principle we further consider the general design and appropriateness of such and the border impact on the site. Environment Policy 15 notes the proximity of the proposal should be sited as close the farmstead as possible and be appropriate in terms of scale, materials, colour, siting and form to ensure they are in keeping with their surroundings. - 6.5 In this case the proposal would be using a proven method of constructing such agricultural buildings using steel frame construction and cladded with non-insulated plastisol cladding in Merlin Grey to the vertical elements and the roof pitches with polycarbonate roof

• lights. This would be seen to reflect the agricultural nature of the building in terms of size and scale which would be of similar appearance and proportions to other 'modern' farm buildings and not look out of place in the countryside.
• 6.6 In terms of size and scale, the existing barn has dimensions of 18.5m x 18.3m and 4.9m to the eaves and 8.4m to the ridge at the tallest points measured from ground level. The proposed building will have dimensions of 15m x 18m and be 4m to the eaves and 5.59m to the ridge, resulting in the building being 2.8m lower in total height, which corresponds to a lower eaves height.
• 6.7 In terms of siting, the main farm buildings are all clustered together on the opposite side of the road and are read as a collection of older Manx stone farm steadings, with the dwelling house and the collection of buildings within a court yard which would have been the original farm yard, (now converted to residential and tourist uses). The proposed building would be suitable for its intended use in accordance with Ep15.

• (iii) VISUAL IMPACT ON THE COUNTRYSIDE

6.8 The siting of the proposed building as noted above would confirm the location is not one of open countryside and is utilising an existing footprint of agricultural building. The replacement building would be read within the context of an existing farm to which planning policies support for the placement next to existing building groups and replacing an existing building. - 6.9 Given the proximity immediately adjacent to the highway, there would be very clear public views of the building. However, setting its position 8m further back will remove any imposing structure adjacent to the highway and could be seen to be an improvement on the landscape. - 6.10 In terms of visual impact the agent notes; "Whilst moved further from the highway, the replacement building will visually still be within the existing building group as viewed from the Whitebridge Road and Begoade Road as may be seen in the following photographs of the existing building and its context with the Merlin Grey colour of the sheeting will sit comfortably among buildings finished in similar colours". - 6.11 Whilst more distant views are achievable from public highways these are over the top of hedgerows or gaps in the hedging and not readily achievable. However if viewed the new building would be read in conjunction with the surrounding buildings and would not be read in isolation. The main farm house would appear as the largest structure on the landscape in terms of height and massing and its white painted render. The proposed building would be seen of a smaller stature, however at present there are no sides to the building so has a lesser visual impact in this instance. - 6.12 The proposal to be cladded in profiled sheeting in a grey colour can raise concerns. This matter was raised with the applicants and it was agreed for the building to have dark green walls and a grey roof with all doors and shutters to be in dark green too, to ensure there is no visual harm on the landscape and the building is read within the agricultural context and its proposed use. The inclusion of a condition can be attached to ensure this is implemented. - 6.13 The addition of this proposed building and its use would confirm to the guidance given in EP15 where it would not be considered to have any detrimental impact upon the wider countryside (EP1) or would not be considered to harm the character and quality of the wider landscape designation in the APE. Impact on the residential amenity - 6.14 The later paragraph of Ep15 refers to the potential conflicts of siting of agricultural buildings near residential properties, which is further supported through EP22 that deals with

• statutory nuisances. When considering whether there would be any adverse impact upon any of the neighbouring properties, specifically those opposite the site, the siting and distances involved and any intervening barriers need to be carefully balanced.
• 6.15 It is noted this application is for a replacement building so there would be no introduction of a new "agricultural" use per se. Also there is a highway that sits between the application site and those dwelling opposite and the siting of the replacement building has been pushed back into the site by approx. 8m. It is further noted at the time of the site visit the large Manx stone wall that encloses the cottages opposite with only a vehicle entrance width in the wall, which otherwise screens any outlook towards the proposed farm building. When considering the applicants dwelling Unity Cottage, this sits further away and the Farm House would be closest, however this is also set back away from the edge of the highway. Any likely disturbance would be from agricultural animals using the building and adjacent fields or the comings and goings of farm machinery as part of the agricultural enterprise, which is no different than the current situation.
• 6.16 Given the distances involved between the structures, it is not judged to cause harm in terms of loss of light or overbearing impact to the enjoyment of those dwellings on the opposite side of the road or is it considered to harm their amenity.
• 6.17 In this instance the replacement agricultural building and its agricultural use would be no different than the current use and would not be considered to have any detrimental impact upon their neighbouring amenities through any statutory nuisance (EP22) and would be considered to be compliant with those sections of General Policy 2(g).

7.0 CONCLUSION - 7.1 The planning application has been designed to ensure its siting and appearance has no adverse impact on the character of this site and the wider countryside, or that of the neighbouring property, which has been recommended for approval.

8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE - 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). - 8.2 Article A10 sets out that the right to appeal is available to:

• o applicant (in all cases);
• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.

Decision Made : Permitted Date: 22.07.2025 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/customers and archive record.