Loading document...
==== PAGE 1 ====
20/00171/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00171/B Applicant : Cronk Aalin Farm Limited Proposal : Erection of two detached agricultural buildings Site Address : Cronk Aalin Farm Narradale Sulby Isle Of Man IM7 2HA
Planning Officer: Mrs Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 15.04.2020 __
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. The agricultural buildings hereby approved shall be removed and the ground restored to its former condition in the event that they are no longer used or required for agricultural purposes.
Reason: The buildings have been exceptionally approved solely to meet agricultural need and their subsequent retention would result in an unwarranted intrusion into the countryside.
C 3. All external facing and roofing materials to be used shall match those of the existing agricultural buildings on the site and retained as such thereafter.
Reason: In the interests of the character and appearance of the site and surrounding area.
C 4. The buildings 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.
==== PAGE 2 ====
20/00171/B Page 2 of 6
This application has been recommended for approval for the following reason. The proposal complies with General Policy 3 and Environment Policy 1, 2 and 15 of the Isle of Man Strategic Plan.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 14th February 2020: o Supporting information o Drawing No. AB-01 o Drawing No. P6387-01 o Drawing No. P6388-01
__
Interested Person Status - Additional Persons
It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
East Narradale is not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy __
Officer’s Report
THE APPLICATION SITE
1.1 The application site is Field 1347898 situated on the Cronk Aalin Farm, Narradale, Sulby. The site is part of a recently established dairy farm with agricultural buildings and a farm house situated on the site.
1.2 The site is situated in the open countryside and on higher ground to the south east of Sulby.
THE PROPOSAL
2.1 The current planning application seeks approval to erect two agricultural buildings, both situated to the west of the site adjacent to the existing cattle shed.
2.2 Firstly proposed is a feed building which measures 13.5metres by 27metres which is to be constructed from concrete panels to the lower level with metal sheeting to the upper level and a Laurel Green "Profile 6R" Single Skin Fibre Cement roof with 24 rooflights. The proposed feed building will measure 7.324metres high and will be open to the elements on the north elevation.
2.3 Secondly proposed is a youngstock building which measures 10metres by 22.5metres and is to be constructed the same as the feed building proposed above apart from 10 rooflights are proposed. The overall height is lower measuring 4.578metres high and the structure is open to the elements on the north elevation.
PLANNING HISTORY
==== PAGE 3 ====
20/00171/B Page 3 of 6
3.1 There are several applications on the site of which they correspond with the recently established dairy farm.
3.2 PA16/00260/B - Installation of a slurry storage tank - Approved
3.3 PA14/00447/B - Erection of agricultural building - Approved
3.4 PA13/00064/B - Extension to existing agricultural building - Approved
3.5 PA11/01355/B - Erection of farm worker's dwelling and extension to existing barn - Approved (Appeal was withdrawn)
3.6 PA09/01666/B - Erection of two agricultural buildings - Application Withdrawn
3.7 PA08/01894/B - Erection of an agricultural building - Approved
3.8 PA08/00369/B - Erection of a farm workers dwelling with detached garage - Refused at Appeal
3.9 PA07/00389/B - Erection of agricultural building - Approved
PLANNING POLICY
4.1 The site lies within an area zoned as not designated for any particular purpose and within a High Landscape Value and Scenic Significance, both zoning can be seen on the Isle of Man Development Plan Order 1982.
4.2 Given the nature of the application it is appropriate to consider General Policy 3 and Environment Policies 1, 2 and 15.
4.3 General Policy 3 of the Isle of Man Strategic Plan 2016 states; '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.'
4.4 Environment Policy 1 of the Isle of Man Strategic Plan 2016 states; 'The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land
==== PAGE 4 ====
20/00171/B Page 4 of 6
use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative.'
4.5 Environment Policy 2 of the Isle of Man Strategic Plan 2016; "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: (a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential.'
4.6 Environment Policy 15 of the Isle of Man Strategic Plan 2016; "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.'
REPRESENTATIONS
5.1 Highway Services have No Highways Interest in this application (28.02.2020).
5.2 Lezayre Parish Commissioners have considered the proposal and have no objection but state that "It is the Commissioners opinion that no more agricultural buildings are erected on this site. There is no more room. The applicant has stated that water from these buildings will drain into "existing." Could the applicant please provide information to show where the existing drains are located. The introduction of more hard surface reduces natural drainage (19.03.20)
5.3 The owner/occupier of East Narradale has written in to objects against the proposal on the grounds that the growth of the Aalin Dairy business has brought with it a significant increase of traffic along the Narradale Road, which whilst there are some passing places, more are required on the lower end of the road. As stated "In short, Government need to prove better infrastructure up here if they are to continue supporting the Aalin Dairy business. The present situation, sadly, has a detrimental impact upon the quality of life for neighbouring properties and on road safety." (16.03.20)
ASSESSMENT
6.1 The fundamental issues with this application is the principle of the proposed detached agricultural buildings, the visual impact and whether the agricultural buildings would affect the character and appearance of the existing dwelling or the countryside with regards to the area being an area of High Landscape Value and Scenic Significance.
==== PAGE 5 ====
20/00171/B Page 5 of 6
PRINCIPLE
6.2 When looking at the principle the policies in section 4 indicate that there is a general presumption against new development in the countryside, as set out in Environment Policy 1 and General Policy 3 of the Isle of Man Strategic Plan 2016, however there are exceptions to this with regards to agricultural buildings under General Policy 3 (f).
6.3 The farm itself is an established one and is part of the Department's Agricultural Development Scheme. The proposed agricultural buildings are therefore associated with a viable, working farm with the planning history showing evidence to an established agricultural nature on the site.
CHARACTER AND APPEARANCE
6.4 With regards to the proposed buildings and any visual impact the buildings would have. They are fairly typical in their size comparable to the larger agricultural buildings already on the site and also for their proposed use. The proposed close proximity to the existing agricultural building of the existing cattle shed helps to contain the spread of development across the countryside and accordingly they are considered to comply with Environment Policy 15 which requires buildings to be as "close as practically possible to existing building groups." Whilst the landscape surround 'Cronk Aalin Farm' means that the proposed agricultural buildings will be minimally seen, especially with the mature hedging and trees along the main road of Ballamanagh Road.
6.5 The current agricultural buildings on the site have green roofs and sides as such to mitigate the harm of the new agricultural buildings a condition should be attached to state that the proposed agricultural buildings should match the existing agricultural buildings on site. High Landscape or Coastal Value and Scenic Significance.
6.6 When looking at the site with regards to the area being of High Landscape or Coastal Value and Scenic Significance, Environment Policy 2 of the Isle of Man Strategic Plan 2016 states "the development would not harm the character and quality of the landscape." 'Cronk Aalin Farm' is a working farm and as such has a substantial amount of structures already on the site all of which are to do with the working farm and the proposed agricultural buildings tying in with this.
6.7 The main factor with regards to the High Landscape or Coastal Value and Scenic Significance is whether the proposed agricultural buildings would change how the countryside would be viewed. 'Cronk Aalin Farm' itself can only be seen minimally from the Ballamanagh Road and cannot be seen from a main roadway as such the character and the quality of the landscape should not be harmed.
HIGHWAYS
6.8 The owners/occupiers of East Narradale have raised an objection regarding the possible traffic implications that the new structures would bring. One of the barns is for feed and the other is for youngstock. It is understood from the information given that both of these barns are to be used in winter, a) for the winter food storage and b) provide winter housing for the dairy herd young stock.
6.9 Cronk Aalin has several plots of land which are situated away from the main homestead. Generally in winter the stock would be closer to the main site than further away as such having both these barns on site should help reduce the traffic flow by having the facilities on site when required.
==== PAGE 6 ====
20/00171/B Page 6 of 6
6.10 It should be noted that highways have stated that they do not oppose the proposal.
CONCLUSION
7.1 It is considered on balance that the current proposal meets with the aforementioned policies of the Strategic Plan and any such approval should be accompanied with suitably worded conditions for its approved use and requiring the building's removal and the land returned to its former condition should the approved use cease.
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 above who should 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.
Decision Made : Permitted
Date: 07.05.2020
Determining officer Signed : S CORLETT Sarah Corlett
Principal Planner
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal