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Application No.: 09/00632/B Applicant: Mr \& Mrs John Anderson Proposal: Erection of a farm workshop building Site Address: Knockaloe Beg Farm Knockaloe Beg Lane Raggatt Peel Isle Of Man ### Considerations Case Officer : Mr Steve Stanley Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Patrick Commissioners Notes: No comment
The site represents the group of buildings associated with Knockaloe Beg Farm situated to the west of The Raggatt alongside a public highway which leads from the A27 to the Bayr ny Skeddan long distance footpath. Specifically, this application relates to the walled field to the south of the existing group of buildings.
The site is within an area designated as of High Landscape Value and Scenic Significance on the 1982 Development Plan Order.
Within the Isle of Man Strategic Plan, the following policy is considered relevant in the assessment and determination of this application: "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. 7 July 2009
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.
The following previous planning applications are considered relevant in the assessment and determination of this application:
REPRESENTATIONS
The Department of Transport Highways Division does not object to this application. Patrick Commissioners have not commented on this application.
This application seeks approval for the erection of a farm workshop building to be sited in the north west corner of the walled field. The building would be approximately 6.5 metres by 3.4 metres with a ridge height of 2.8 metres. The building would be constructed from concrete blocks with a pitched roof finished in slate. The south and east elevations of the building would be clad in stone to match the existing outbuildings to the north. Access to the building would be from the existing farm yard to the north via a gravel path.
The applicant has set out that the building would be used to assist with farm maintenance. In order to identify whether there is agricultural need for the building, an assessment by the Department of Agriculture, Fisheries and Forestry (DAFF) has been requested. The comments from DAFF sets out that the overall farm holding is large covering 822 acres and having a labour unit requirement of 8.54. Knockaloe Beg itself, which forms part of the overall holding represents 230 acres. It is reported that the farm operates its own range of farm machinery and that this results in a demand for a dedicated building for machinery repair and maintenance. It is concluded by DAFF that "the erection of an agricultural workshop will provide agricultural benefits to the functioning and maintenance of the farm."
ASESSEMENT
The main issues to be considered in the assessment and determination of this application are those encapsulated within Environmental Policy 15 set out above.
It is judged that on the basis of the assessment carried out by DAFF, the proposed building is justified by agricultural need. As such, it is appropriate to consider whether the scale, materials,
7 July 2009
09/00632/B
colour, siting and form of the building would be appropriate to ensure that the development is sympathetic to the surrounding landscape and built environment.
The building would be located so as to be to the immediate south of the existing group of farm buildings. It is judged that the proposed location of the building complies with the objectives of Environmental Policy 15.
The building would be relatively modest in sized compared to adjacent buildings and whilst public views of the site are very limited, the building would be viewed against the backdrop of existing buildings. The use of stone to the south and east elevations would assist in allowing the building to blend against the existing stone outbuildings.
It is judged that the proposed agricultural workshop is acceptable when assessed against the provisions of Environmental Policy 15.
RECOMMENDATION
Permit
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Recommendation Recommended Decision: Permitted Date of Recommendation: 07.07.2009 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
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 a farm workshop building, Knockaloe Beg Farm, Knockaloe Beg lane, Raggatt, Patrick as shown by the plans and information Location, Site, Plans/Elevations and applicant Letter all received 6th April 2009.
The building must only be used for agricultural purposes.
The roof must be finished in dark natural slate.
C 5. The southern and eastern elevations of the building must be finished in traditionally laid manx stone. NOTE: Split stone on a backing render is not acceptable as an external finish.
I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Permitted Date : 14.5.1.1.2009.
Signed : Senior Planning Officer
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