19 May 2020 · Planning Committee
Braaid Farm, Top Road, Crosby, Isle Of Man, IM4 4hj
The proposal involves building a 20m by 12m agricultural shed (227 sqm floorspace) at Braaid Farm to house 135 pregnant ewes with feeding space, located next to an existing smaller feed store. The site is open countryside near an ASSI, with the farmhouse visible due to its light render.
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The key issue was whether agricultural need justified overriding the presumption against countryside development under Environment Policy 1, with General Policy 3 allowing essential agricultural devel…
General Policy 3
Allows exceptions to countryside protection for development essential for agriculture. Officer assessed the proposal as meeting this via DEFA-confirmed need for sheep housing on 60-acre holding.
Environment Policy 1
Presumption against development in countryside for its own sake. Exception applied due to proven agricultural need outweighing general protection.
Environment Policy 15
Permits agricultural buildings if need outweighs policy against development, sited near existing groups, appropriate scale/design/materials sympathetic to landscape. Tested size (227sqm reasonable per DEFA), siting (next to feed store), dark green/olive finishes, and no residential amenity harm; amendments addressed height/ventilation concerns.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Removal if no longer agricultural
The agricultural 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. 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.
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.
Materials - dark green cladding
The building must be finished in dark green cladding as described in the application and retained as such thereafter. Reason: to reduce the visual impact of the building in the landscape.
Block existing entrance
Prior to the development hereby approved being brought into use the existing entrance in the North-Western corner of the site shall be blocked off and replaced with a pedestrian gate and Manx hedge, in accordance with drawing 985/001 date stamped as having been received 10.03.20. Reason: To ensure that the development is carried out in accordance with the approved details and is not used other than in connection with The Braaid Farm.
DEFA Agriculture confirms the agricultural building size is reasonable for the stock numbers; Highways has no objection subject to access closure condition; DEFA Biodiversity recommends lizard ecological assessment; Marown Commissioners initially unable to support due to size but later welcome height reduction though still note size concern.
Key concern: Common Lizards in the immediate vicinity requiring ecological assessment
DEFA Agriculture
No ObjectionThe floor area is not unreasonable for the stock numbers provided to me.; The 50m2 for feed space over the length of the building would equate to 2.5m feed passageway which is acceptable.
DEFA Biodiversity
Conditional No ObjectionIn order to comply with Environment Policy 4 of the Isle of Man Strategic Plan 2016, the Ecosystem Policy Team recommend that an ecological assessment for lizards is undertaken...
Conditions requested: An ecological assessment for lizards is undertaken on the development area, and a report detailing the findings and any appropriate avoidance, mitigation and compensation measures, be submitted to the Planning Directorate for written approval prior to determination of this application. Any avoidance, mitigation and compensation measures identified should be secured via a planning condition.
Highway Services Division
Conditional No ObjectionThe proposal is acceptable in highway terms on closing the redundant access as indicated.; Accordingly, Highway Services do not oppose this application subject to a condition and advisory:
Conditions requested: Vehicular access to and egress from the adjoining highway at Top Road, Crosby shall be limited to the access shown on the drawing no 985/001 only. Any other access or egress shall be permanently closed and the boundary wall and verge shall be reinstated in accordance with the approved plan concurrently with the bringing into use the approved barn.
Marown Parish Commissioners
ObjectionThe Commissioners have no objection to the application in principle. However... the Commissioners are unable to support the Application.
Marown Parish Commissioners
No CommentThe Commissioners welcome the reduction in height.; That said, it does not appear now to be visible from any highway.
