Officer Planning Report Recommendation

Application No.: 09/01178/B Applicant: Mr Robert William Quayle Proposal: Extension to existing barn Site Address: Ballellin Farm Glen Mona Loop Road Glen Mona Ramsey Isle Of Man IM7 1HJ ### Considerations Case Officer : Mr Chris Balmer Photo Taken: 28/08/09 Site Visit: 28/08/09 Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Maughold Commissioners Notes: No concerns to raise and recommends approval. Consultee : Highways Division Notes : Consultee : Manx Electricity Authority Notes: Comments received

Officer's Report

The Site

The site represents the curtilage of Ballellin Farm, Glen Mona Loop Road, Glen Mona, Ramsey, located on the western side of the Glen Mona Loop Road and southeast of Glen Mona.

Planning Status

The application site is within an area recognised as being an area of 'white land', under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; but is within an area zoned as High Landscape or Coastal Value and Scenic Significance.

• Isle of Man Strategic Plan 20th June 2007
• Isle of Man Development Plan Order 1982

Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:-

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, 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."

Environment

Policy 15: "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."

Planning History

There following planning application is considered relevant in the assessment and determination of this application:-

Erection of agricultural building - 00/00128/B - APPROVED Erection of agricultural building - 98/00570/B - APPROVED Extensions to agricultural building - 98/02110/B - APPROVED

Proposal

The proposal seeks approval for the extension to existing barn. The proposal would be sited to the southern elevation of the existing barn. The extension would project from this elevation 9 metres, a depth of 9 metres and a ridge height of 6.5 metres. The proposals Elevational finishes would be 'Yorkshire Boarding', whilst the roof would be finished with natural grey fibre cement cladding. All finishes would match the existing barn.

Representations

Maughold Commissioners:- "No concerns to raised and recommends approval."

The Manx Electricity Authority makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.

The Authority has received no privately written representations objecting to the application.

Assessment / Recommendation

The proposed extension would be rather modest in size given the size of the existing barn. From the nearby public highways the proposal would be fairly well screened. Additionally, given the proposed finish and as the proposal would be an extension to an existing barn, it is considered the proposal would be in keeping with the existing barn and would not have a detrimental impact upon the visual amenities of the surrounding area. For these reasons the proposal is considered to be appropriate in this location and the application is therefore recommended for an approval.

Party Status

It is considered that the following parties meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Maughold Commissioners Department of Transport Highways Division It is considered that the following parties do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:

The Manx Electricity Authority

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 02.09.2009

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 0 : 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 extension to existing barn as proposed in the submitted documents and drawings RQ 1, RQ 2 and RQ 3 all received on 15th July 2009.

C 3.

The building must be used only for agricultural purposes.

N 1.

There are Underground Cables/Overhead Lines present in the area indicated in your Planning Application. Please contact our Network Operations Department, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site.

Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6.

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 : ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................