12 March 2020 · Delegated - Head of Development Management (Stephen Butler)
Spring Waters, Ballamodha Straight, Ballamodha, Ballasalla, Isle Of Man, IM9 3az
The proposal is for a new barn measuring 34m long by 15.5m wide with 5.4m eaves height and pitch roof covered in green box profile cladding, to store agricultural machinery like tractors, trailers, and a JCB, house livestock, and provide stabling for horses.
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The officer established a presumption against countryside development under ENV1 but found sufficient agricultural/equestrian need justified an exception under GP3(f) and ENV15, evidenced by 45 acres …
Environment Policy 1
Protects countryside from development unless overriding national need outweighs protection and no alternative exists. Officer found agricultural need under GP3 exception sufficient to outweigh presumption, with acceptable impact due to screening.
General Policy 3
Lists exceptions to countryside restrictions including essential agricultural buildings. Applied as justification for barn on active farm.
Environment Policy 15
Permits agricultural buildings if need outweighs countryside policy, sited near existing groups, appropriate scale/form/materials. Assessed as sited in screened paddock near buildings, green cladding blends, scale justified by equipment needs.
Environment Policy 19
Equestrian development accepted if no amenity loss, no Class 1/2 land loss, highways ok. Site is Class 3 land, low traffic, no amenity impact.
Environment Policy 21
Horse buildings not detrimental to countryside character if appropriate design/materials. Barn design reflects purpose with box profile cladding, not cavity wall.
Environment Policy 4
Protects ecosystems. Lighting condition imposed per Biodiversity Officer to avoid bat impacts.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
No external lighting
No external lighting shall be installed.
Use restricted to agricultural/equestrian
The building may only be used for agricultural/equestrian purposes.
Removal if need ceases
The agricultural/equestrian 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.
Tree and hedge retention
The existing trees and hedges shall be retained in accordance with the approved details. Any retained tree or hedge which within five years of the approved development being occupied or completed (whichever is the later) dies, are removed or become seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department.
Do not oppose
Recommends no external lighting condition to protect bats
No objection
Malew Parish Commissioners, DEFA Biodiversity Officer, and DOI Highways Division all raised no objections to the erection of an agricultural barn at Field 434623, Springwaters, Ballamodha Straight, with Biodiversity requesting a specific condition on external lighting.
Key concern: potential impacts on legally protected bats from external lighting
Malew Parish Commissioners
No ObjectionI can confirm that Malew Parish Commissioners have no objection to the following Planning Applications.
DEFA Biodiversity Officer
Conditional No ObjectionThe proposed barn is in a small, agriculturally improved paddock surrounded by trees. It is very likely that the shelter provided by the trees surrounding the paddock makes this an important feeding area legally protected bats.; To mitigate for any adverse effects on feeding bats and other nocturnal wildlife and to comply with Environment Policy 4 of the Isle of Man Strategic Plan 2016
Conditions requested: No external lighting shall be installed unless a detailed external lighting design scheme has been submitted to and approved in writing by the Planning Directorate. The external lighting scheme shall identify measures to avoid impacts on nocturnal wildlife in accordance with the recommendations outlined in the BCT and ILP Guidance Note 8 Bats and Artificial Lighting (12th September 2018). The development shall be carried out in accordance with the approved details.
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; DNO on 09.12.19
