24 August 2018 · Delegated - Principal Planner (Sarah Corlett)
Ballakeigh Farm, West Kimmeragh Road, Bride, Isle Of Man, IM7 4ba
The proposal is for a metal-framed agricultural building measuring 36.5m x 15.2m footprint with a 6.6m ridge height, cut into the ground at the rear, clad in concrete panels, tanalised timber boarding and grey fibre cement roofing, located adjacent to existing farm buildings on a 650-acre working farm.
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The officer assessed three fundamental issues: essential agricultural need, impact of the development, and impact on the countryside.
General Policy 3
Prohibits development outside zoned areas except for essential agriculture/forestry operations (paragraph f). Officer confirmed agricultural need for livestock housing outweighed general countryside protection, allowing the exception.
Spatial Policy 5
Restricts countryside development to General Policy 3 exceptions. Applied as gateway to agricultural building assessment.
Environment Policy 1
Protects countryside and ecology unless overriding national need with no alternative. Satisfied via agricultural justification, low visibility, and bat/tree mitigations.
Environment Policy 2
Prioritises landscape character protection in Areas of High Landscape or Coastal Value. Proposal's clustering with existing buildings, topography screening, and scale deemed not harmful.
Environment Policy 3
Prevents unacceptable loss/damage to woodland. Loss of three sycamores accepted due to remoteness and low public value, with replanting condition.
Environment Policy 15
Requires agricultural need, proximity to existing groups, appropriate scale/design, and landscaping for new farm buildings. Siting 2.4m from existing, matching materials/form, and tree planting met all tests.
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.
Bat survey
No development shall commence until a bat survey has been submitted to and approved in writing by the Department. The bat survey shall identify impacts on bat species together with mitigation, where appropriate, including a timetable for its implementation. The development shall not be carried out unless in accordance with the approved details. Reason: To provide adequate safeguards for the bats.
Agricultural use only
The building must be used only 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.
Tree planting
The proposed tree planting comprised in drawing referenced 'Site Plan' date stamped 17th May 2018 and email dated 7th August 2018 must be carried out in the first planting season following the completion of the development or the use of the proposed barn, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: The landscaping of the site is an integral part of the scheme and must be implemented as approved.
do not object (06/08/18)
do not object (11/06/18)
do not object to removal of three mature Sycamore trees subject to replanting in Manx native species (20/06/18)
requests bat roost check and mitigation; notes tree/hedge loss but no formal objection (15/06/18)
DEFA Biodiversity raised concerns about bat roost potential in trees to be removed and hedge removal, requesting checks and retention where possible; DEFA Forestry had no objection to tree removal subject to replanting; Bride Commissioners had no objections; Highways had no objections.
Key concern: bat roost potential in trees to be removed
DEFA Biodiversity
"We request that checks be made for bat roost potential and if present a check for evidence of bat use or otherwise which then should be taken into account in the planning decision."; "Could some of the hedge be retained or alternatively could the hedge be moved inwards?"; "The hedges and trees should not be cut in the breeding bird season and all vegetation should be checked for nests prior to cutting even outside of the breeding bird season."
Conditions requested: checks be made for bat roost potential and if present a check for evidence of bat use or otherwise which then should be taken into account in the planning decision; hedges and trees should not be cut in the breeding bird season and all vegetation should be checked for nests prior to cutting even outside of the breeding bird season
DEFA Forestry
Conditional No Objection"We would have no objection to the removal of these trees, however we would like to see some replanting to mitigate the loss of trees to maintain tree cover in the area in the long term and mitigate the impact to wildlife."; "No detail of replanting numbers/species were provided in the supporting documents. We would like to see Manx native trees being planted to help broaden the species diversity."
Conditions requested: some replanting to mitigate the loss of trees; Manx native trees being planted to help broaden the species diversity
Bride Commissioners
No Objection1800514 - No Objections
Highways
No Objection"Therefore, no new highway issues should arise."; **Recommendation:** DNO
