91784

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PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/00432/B Applicant : Mr & Mrs Stephen Wade Proposal : Erection of proposed detached workshop building and extension to stable block Site Address : Ellan Farm Jurby East Isle Of Man IM7 3HA

Planning Officer: Mr Toby Cowell Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 24.07.2023 __

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. For the avoidance of doubt, the storage building hereby permitted shall only be used for agricultural purposes.

Reason: The countryside is protected from development and an exception is being made on the basis of agricultural need only.

C 3. The agricultural storage building hereby approved shall be removed and the ground restored to its former condition in the event that it is no longer used or required for agricultural purposes for a period longer than 12 months.

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

This application has been recommended for approval for the following reason. In summary, the proposed development is considered to be acceptable in principle having demonstrated a clear agricultural need, without detriment to the visual amenity of the immediate locality and wider landscape. The proposals are considered to be in accordance with

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Strategic Policy 5, Spatial Policy 5, General Policies 2 and 3, and Environment Policies 1, 15, 19 and 21 of the Strategic Plan (2016).

Plans/Drawings/Information;

This approval relates to the following drawings referenced; 21 1721/01, 21 1721/02, 21 1721/03, 21 1721/04, 21 1721/05, 21 1721/06, proposed storage building drawings; received 16.04.23. __

Interested Person Status - Additional Persons

None. __

Officer’s Report

1.0 THE SITE 1.1 The application site relates to Ellan Farm and its associated land outlined in red; comprising a total of approximately 7.3 hectares and including a number of fields in agricultural use. The site is occupied by the principal farmhouse at its centre, accessed via a long private drive extending southward from the main road (circa. 250m in length), together with a linear stable block and attached garage. A substantial hardstanding area is located between the stable block and dwelling, with an outdoor horse riding area further located to the south of the stable block

1.2 A small dense wooded area covers much of the site's western portion with sod banks forming much of the site's perimeter boundaries.

2.0 THE PROPOSAL 2.1 Planning permission is sought for the erection of a general agricultural storage building. The external building footprint is proposed to be 22m long x 8m wide (176sqm) with a maximum roof height of 4.45m (3.6m to the eaves). The building which is a portal frame building is proposed to be finished externally with 0.5mm Thick Box Profile Plastisol Coated Metal Sheets, while the roof would be covered in 0.7mm Thick Box Profile Plastisol Coated Metal Sheets. 4 rooflights would be installed on each roof pane, totalling 8 rooflights. There would be a pedestrian access door situated on the southern gable elevation, while four roller shutter doors would be installed on the front (east) elevation of the building.

2.2 The new building would be positioned to the north of the stable building and access via the existing hardstanding area and access gate leading into the field, with additional hardstanding proposed to the immediate front (east) of the building. The new storage building would be largely screened from view outside of the application site due to the presence of the existing wooded area (south) and sod banks/perimeter tree planting (west, north and east), whilst being positioned in close proximity to the principal dwellinghouse and stable block.

2.3 The applicants have noted the following in support of the proposals:

As you will see from the attached photographs, we have a fair amount of machinery which is not being improved by having to live outside;

The hay making and general field maintenance equipment was previously housed at another site which is no longer available. We would like to erect the barn at Ellan Farm as this is where we reside and where the machinery needs to be used the majority of the time;

This machinery is for personal use to make fodder for our own livestock and maintain our fields. The original surviving farm buildings have been turned into stables and domestic garages by previous owners and are now being used by us for that purpose;

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- We have chosen the site of the barn as sympathetically as possible given our location and to minimise visual impact on our neighbours. We have also positioned it adjacent to the existing farm building for aesthetic reasons and so we can fence behind it and maintain maximum grazing;

The site we have chosen is less visible as it is screened by a copse of trees and our existing buildings and does not require any new access from the road or fields;

The position of the barn ensures as much protection as possible from the prevailing wind (SW) and the roller doors will be protected when in use.

2.4 In addition to the above, permission is also sought for a small extension to the existing stable block to provide a hay store and covered entrance. The extension would incorporate a mono-pitched roof, with dimensions of 9.25m (length) x 5.4m (width). The extension would be finished in matching materials to the existing stable block.

3.0 PLANNING HISTORY 3.1 21/00182/B - Creation of all-weather outdoor riding area - Permitted 3.2 20/00449/C - Change of use of existing tack room to dog grooming business - Permitted

4.0 PLANNING POLICY 4.1 The site falls outside of a defined settlement and comprises 'white land' within the countryside in accordance with the 1982 Development Plan, and therefore an area not zoned for development. The site is not within a Conservation Area or an area at risk of flooding.

4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;

Strategic Policy 1 Efficient use of land and resources 2 Priority for new development to identified towns and villages 5 Design and visual impact

Spatial Policy 5 Development only in countryside in accordance with General Policy 3

General Policy 2 General Development Considerations 3 Exceptions to development in the countryside

Environment Policy 1 Protection of the countryside 15 Development of agricultural buildings in the countryside 19 Equestrian development 21 Development for stabling or shelter of animals in the countryside

Transport Policy 4 Highways safety

5.0 REPRESENTATIONS 5.1 Jurby Parish Commissioners - no response received at the time of writing.

5.2 Highway Services - Development would have no significant negative impact upon highway safety, network functionality and /or parking. (07.04.23)

5.3 Ecosystems Policy Officer - The Ecosystem Policy team have no objection to this application, but we would like to alert the applicants to the potential for nesting swallows in the

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existing stable building. We can't quite tell from the drawings, but if the plan is to enclose the stable space, rather than leave the building with an open front, please can thorough checks for nesting swallows and other birds be undertaken prior to works taking place. If nesting birds are present the works must be delayed until breeding has finished and the young have fledged. If swallows are present then we also request that a space be left to allow swallows access to the building once the work is complete. Swallows prefer to nest inside covered structures, including stables, and often build their nests on top of ledges and beams. (05.05.23)

5.4 Forestry Officer - no response received at the time of writing.

5.5 Manx Utilities Authority - no response received at the time of writing.

6.0 ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are as follows:

• Principle of development (SP5, GP3, EP15,19,21)
• Design and visual impact (STP5, GP2, EP1)

6.2 PRINCIPAL OF DEVELOPMENT 6.2.1 The starting point for any development within the countryside (i.e. not zoned for development) is General Policy 3, which allows an exemption for essential agricultural buildings, and Environment Policy 15, which requires that the Department is satisfied that there is agricultural or horticultural need for a new building, sufficient to outweigh the general policy against development in the countryside. In the case of this application there has been extensive supporting information submitted demonstrating the need for the new building to support agricultural needs. To ensure the correct use of the building as per this application, an appropriately worded planning condition can be included to avoid any misuse of the building given an exception to development in the countryside has been made on agricultural grounds.

6.2.2 The applicant has stated that the proposed site would be the most appropriate position for the building given its screened position and proximity to the existing dwelling and buildings on site, where there would be no need to create a new access. Whilst the scale of the agricultural holding within the direct control of the applicant is small, the proposed use of the new building and extension to the stable block clearly align with uses that can be classified as agriculture as defined by the Town and Country Planning Act (1999), with the scale of the development also considered being appropriate for the intended storage use (for hay and machinery). Moreover, the setup and construction method of the storage building is designed as such to facilitate easy removal when no longer required is suitable for the proposed scale of use. As such, it is considered that the agricultural need for the new building has been sufficiently demonstrated and the principle of development is therefore acceptable.

6.3 DESIGN AND VISUAL IMPACT 6.3.1 The proposed building is fairly typical in its size and comparable to those agricultural buildings in the immediate area. The close proximity to the existing buildings associated with Ellan Farm, would help to contain the spread of development across the countryside, enabling the building to be read in conjunction with the existing cluster of built development. This area is also sufficiently screened from the highway and other public vistas from sod banks and mature trees which form the site's perimeter. As such, it is not considered that the proposed location would result in a detriment visual impact on the wider landscape, with the development considered to accord with Environment Policy 15 which requires that such development must be sited as close as is practically possible to existing building groups.

6.3.2 In considering the design and scale of the building, it is of a proportionate size and form in relation to the existing buildings within the landscape. In terms of the scale, materials, siting and form of the proposed building would ensure it is seamlessly integrated into the existing structure/layout of the building cluster around the site without undue impact on the

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surrounding landscape. Likewise, the proposed extension to the stable block is considered to be proportionate and in keeping with the existing building, and therefore acceptable from a design standpoint.

7.0 CONCLUSION 7.1 In summary, the proposed development is considered to be acceptable in principle having demonstrated a clear agricultural need, without detriment to the visual amenities of the immediate locality and wider landscape. The proposals are considered to be in accordance with Strategic Policy 5, Spatial Policy 5, General Policies 2 and 3, and Environment Policies 1, 15, 19 and 21 of the Strategic Plan (2016), and therefore recommended for approval.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2

The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __

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.

Decision Made : Permitted

Date: 28.07.2023

Determining officer Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

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