6 September 2018 · Delegated - Head of Development Management (Stephen Butler)
Ardonan Nurseries, Ardonan Lane, Regaby, Ramsey, Isle Of Man, IM7 3hn
The proposal involves building a new agricultural barn on an existing farm site used for horticulture and livestock, to accommodate 40 beef cows and 100 ewes on 60 acres of agricultural land plus 1 acre horticulture.
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The officer found the principle of development acceptable as the submitted agricultural justification demonstrated essential need for a new barn to house 40 beef cows and 100 ewes on a 60-acre farm wi…
General Policy 3
Prohibits development in open countryside except for buildings essential for agriculture. Officer assessed the agricultural justification as sufficient to demonstrate essential need for livestock and machinery housing on a suitable farm size, tipping the balance in favour of approval.
Environment Policy 15
Requires agricultural buildings to be justified by need outweighing countryside protection, sited close to existing groups, and sympathetic in scale, materials, siting and form. Proposal accepted as within farm group, replacing polytunnels, appropriate scale similar to existing damaged barn, with height condition ensuring landscape sympathy.
Environment Policy 1
Protects countryside and ecology unless overriding national need with no alternative. Agricultural need outweighed protection, with no unacceptable countryside harm due to infill location and mitigations.
Environment Policy 4
Protects species and habitats of national importance. Addressed via condition preventing pollution to marshland with protected marsh orchids.
Environment Policy 5
Protects habitats of international importance. No adverse effects identified with drainage mitigation.
Environment Policy 7
Prevents harm to watercourses unless mitigated, requiring risk assessments and no development within 8m. Condition ensures no foul discharge to adjacent marshland/fields.
Environment Policy 8
Prohibits agricultural buildings breaching Code of Good Agricultural Practice for water protection. Condition mandates approved waste storage/disposal arrangements.
Time limit
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Agricultural use only
The agricultural building, hereby approved, shall only be used for agricultural purposes and 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. 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 and its subsequent retention would result in an unwarranted intrusion in the countryside in accordance with General Policy 3 and Environment Policy 15 of the Isle of Man Strategic Plan 2016.
Drainage and waste arrangements
The agricultural building, hereby approved, shall not be brought into use until details of the arrangements for surface water drainage and the storage and disposal of animal waste and sewage have been submitted to and approved in writing by the Department. The storage and disposal of animal waste and sewage shall not be carried out unless in strict accordance with the approved details. There shall be no discharge at any time of any foul drainage or foul surface water from the livestock area (directly or indirectly) from the proposed development, into the adjacent marshland and fields to the west of the site. Reason: In order to prevent the pollution of the local environment and to protect the health and safety of people in accordance with Environment Policy 1, Environmental Policy 4, Environment Policy 5, Environment Policy 7 and Environment Policy 8 of the Isle of Man Strategic Plan 2016.
Maximum ridge height
The ridge height of the agricultural building, hereby approved, shall be no higher than 7.28m above the existing floor level as shown on drawing No. (03) 001 - 'Site Location Plan' & drawing No. (03) 100 - 'Proposed Plan and Elevations'. Reason: In the interest of protecting the character of the site and surrounding countryside in accordance with General Policy 3, Environment Policy 1 and Environment Policy 15 of the Isle of Man Strategic Plan 2016.
no highways interest
do not object
do not object to the development of a barn in this position, but it should be designed to ensure foul water from livestock cannot run to adjacent fields
DEFA Zoologist has no objection but requests design to prevent foul water runoff to protected marshland; Highways Division has no highways interest; Andreas Parish Commissioners have no objections.
Key concern: foul water runoff to protected marsh orchid habitat
DEFA Zoologist
Conditional No ObjectionWhilst we do not object to the development of a barn in this position, it should be designed so as to ensure that foul water from the livestock areas cannot run through to the adjacent fields to the west.; The field over the field boundary to the west contains marshland, with records of protected marsh orchids
Conditions requested: designed so as to ensure that foul water from the livestock areas cannot run through to the adjacent fields to the west
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 15-3-18
Andreas Parish Commissioners
No ObjectionAndreas Parish Commissioners have now considered the above proposed development, and have no objections thereto.
