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| Application No.: | 13/91143/B |
| Applicant: | Oatlands Estates Limited |
| Proposal: | Erection of extension to existing agricultural building |
| Site Address: | Oatlands Farm Oatlands Road Santon Isle Of Man IM4 1ED |
| Case Officer: | Mr Chris Balmer |
| Photo Taken: | 14.10.2013 |
| Site Visit: | 14.10.2013 |
| Expected Decision Level: | Officer Delegation |
1.1 The site represents part of Oatlands Farm, which is located on the south western side of the Oatlands Road (B24) which links the Old and New Castletown Roads (A25 and A5). To the southwest of the farm is Oatlands Quarry.
1.2 The farm complex (all included within red line of submitted site plan) includes the original farmhouse to the southeast of the complex, with a number of stone traditional Manx barns to the north and north west of the farmhouse. Beyond these stone barns to the northeast and west are a number of more modern portal framed/block work barns and silos all various heights and sizes. It would appear the more modern barns have been erected over a period of time, rather than all at the same time.
1.3 Along the northwest boundary there is a significant level of mature landscaping and mature trees, with recent additional planting as well, which limit the appearance of the farm to the north and northeast of the site (i.e. from the Oatlands Road).
2.1 The application seeks approval for erection of extension to existing agricultural building.
2.2 The proposed new building would be sited to the south-western elevation of an existing portal framed building, which currently runs parallel to the mature landscaping along the north-western boundary.
2.3 The proposal in terms of size and height would essential fall in two parts. The first extension would be a continuation of the existing barn, having a width of 22.8 metres, a depth of 9 metres and a ridge height of 5.5 metres (same as existing roof ridge). This extension would appear to form a link between the existing and the second, larger barn, which would have a width of 33 metres, a depth of 18 metres and a ridge height of 7.2 metres. The proposals would be finished with dark green metal sheeting to match existing buildings.
2.4 The proposal would result in the removal of the existing two silos and outbuilding.
3.1 The application site is within an area zoned as Woodland, but also as being High Landscape or Coastal Value and Scenic Significance on the Town and Country Planning (Development Plan) Order 1982. 3.2 Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:- 3.3 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: (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, historic, or social value and interest; (Housing Policy 11); (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; 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-dependent 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." 3.4 Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or 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 different 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." 3.5 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 will 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 it is 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."
4.0 PLANNING HISTORY 4.1 The previous planning applications are considered relevant in the assessment and determination of this application; 4.2 Erection of an agricultural building and access track - 13/91202/B - PENDING CONSIDERATION 4.3 Extension to existing implement shed to form grain/machinery store - 06/01209/B REFUSED on the following ground: "R 1. The proposed extension will be unacceptably close to an existing 11 kV electricity cable. Working in such close proximity to this cable may result in serious injury to farm or construction staff and/or damage to the cable.
Note: the applicant's agent has been informed of this by letter on two occasions but no response has been forthcoming." 4.4 Erection of an agricultural building and grain silo - 07/00722/B - APPROVED 4.5 Erection of agricultural building - 00/02317/B - APPROVED 4.6 Erection of dwelling - 96/00779/B - APPROVED 4.7 Erection of agricultural building and increase in height of silo - 84/00509/B APPROVED 5.0 REPRESENTATIONS 5.1 The Highway Division have no objection to the proposal. 5.2 The Manx Electricity Authority initially objected to the application on the following grounds: "The proposed extension will be unacceptably close to an existing 11 kV electricity cable. Working in such close proximity to this cable may result in serious injury to farm or construction staff and/or damage to the cable."
However, after discussion with the applicants they no longer have a objection to the proposal.
6.1 The starting point for any development within the countryside (i.e. not zoned for development) is General Policy 3 of the Isle of Man Strategic Plan. 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 (paragraph f). 6.2 Further to this policy, Environment Policy 15 also needs consideration, as the first paragraph of this policy requires 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. 6.3 To find whether the proposed barn would have a sufficient justification to comply with General Policy 3 and the first aspect of Environment Policy 15, the authority has contacted the Agricultural Advisor from the Department of Environment, Food and Agricultural (DEFA) for their comments. 6.4 The Advisor has stated that: "The farming enterprise is based upon 500 acres of
owned land of which 70 acres was cropped and the remainder is grass for grazing. The farming system has historically been based around a cereal crop rotation, with some of the land unsuitable for cropping leased out. The farm policy is changing to a livestock based farming system. Mr Dan Shacklock also operates a growing agricultural contracting business form the farm. Over the last 24 months the rearing of dairy bred calves has begun, taking these calves either from 2 days of age or weaned and rearing through to slaughter age. Stocking levels are now upto 100 0-1yr old calves and 30 1-2yr old cattle. A number of cattle were sold earlier in the year due to limited winter housing. These calves are generally purchased through the winter and spring months and reared in the existing buildings." 6.5 Furthermore the Advisor states that from the labour units based on the stock and land associated with the farm is 1.28 standard labour units. He also indicates that the current buildings provide approximately . Mr Shacklock is proposing to increase cattle number to approximately 150<1 year olds and 1501 to 2 year olds. The proposed cattle numbers will require an area of for housing and the associated feed and bedding. The current buildings are limited in their potential to house cattle having been constructed for machinery, grain and straw bale storage. The existing buildings are currently used in the rearing of livestock but are far from ideal. 6.6 It should be noted there are two applications running concurrently this scheme and a further barn (13 / 91202 / B) to the northwest of this site. 6.7 The Advisor concludes that the erection of agricultural buildings is agriculturally justified and would support this application subject to the roof of the livestock building (13 / 91143 / B) being fitted with an appropriate ventilation ridge. 6.8 It is reasonable when the planning authority is considering an application for a new barn, that adequate justification for the barn is provided, especially given any development in the countryside is an exception to planning policy. From the information received and the comments made by the Agricultural Advisor it is considered there is significant justification at this stage to justify an exception to planning policy. 6.9 The next aspect of Environment Policy 15 which needs consideration is regarding the siting, size and the design (materials \& colour) of the proposal and whether the proposal would be a sympathetic to the landscape and built environment of which they will form a part. 6.10 The new barn is proposed to be constructed of metal sheeting to match adjoin buildings. The proposal in terms of finish and design is a common form of modern agricultural buildings on the Island and therefore the proposal from this respect is appropriate and in keeping within the countryside. 6.11 Environment Policy 15 also considers the siting of any new barn, and states that 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 proposal would be the existing farm complex with parts replacing existing agricultural buildings. It is therefore considered the siting is acceptable and complies with Environment Policy 15 .
7.1 In conclusion whilst the proposal would comply with the relevant policies within the IOM Strategic Plan for the reasons given and therefore it is recommended that the application be approved.
8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e) and should be afforded interested party status:
Santon Commissioners DOI Highways Division The Manx Electricity Authority
Recommendation Recommended Decision: Permitted Date of Recommendation: 03.12.2013 Conditions and Notes for Approval / Reasons and Notes for Refusal
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 relates to the erection of extension to existing agricultural building as proposed in the submitted documents which are date-stamped 30th September 2013.
C 3. The building must be used only for agricultural purposes.
C 4. The elevational cladding on the new barn must be a dark green/olive green colour and be retained thereafter.
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: 6/12/13 Determining officer (delete as appropriate) Signed: ______________________________ Signed: ______________________________
Anthony Holmes Senior Planning Officer Sarah Corlett Senior Planning Officer Signed: _____________________________ Michael Gallagher Director of Planning and Building Control Signed: _____________________________ Jennifer Chance Development Control Manager
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