14 July 2020 · Planning Committee
Field 224318, Glen Road, Ballaugh, Isle Of Man, IM7 5jg
The site is a narrow field alongside Glen Road in Ballaugh, partly within a flood risk zone and an Area of High Landscape or Coastal Value. The proposal involves a chicken house (1.37m ridge height, 1.1m wide), fencing for three rotational pens, three small bee hives (46cm x 46cm x 315mm), and hedging with blackthorn, …
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The structures are significantly smaller than a previously refused storage shed and enable agricultural use of the land, with bee hives enhancing biodiversity.
General Policy 3
Permits agricultural buildings outside development zones if essential for agriculture. Officer assessed small-scale chicken coop and hives as enabling agricultural use of wasteland, unlike prior refused shed lacking justification, thus outweighing general countryside restrictions.
Environment Policy 1
Protects countryside unless overriding national need with no alternative. Modest structures found not to adversely affect countryside due to scale, village edge location, and agricultural function.
Environment Policy 2
Prioritises landscape character in AHLV unless no harm or essential location. Visual impact accepted as limited by size, screening, and adjacency to village buildings.
Environment Policy 3
Prevents loss/damage to woodlands. No impact on registered trees confirmed by DEFA.
Environment Policy 7
Protects watercourses, normally no development within 8m. Bee hives within distance but small/elevated with no foundations or quality impact; DEFA Fisheries no objection.
Environment Policy 8
Agricultural buildings must not breach water protection code. Structures comply as no discharges/harm anticipated.
Environment Policy 15
New agricultural buildings permitted if need outweighs countryside policy, sited near groups, sympathetic scale/design. Small structures near village appropriate in scale/form, close to dwellings but no unacceptable residential impacts.
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.
do not oppose
no objections provided no adverse effect on adjacent watercourse
work will not affect any retained trees
no real concerns over flood risk assessment requirement; FRM consent approved
DEFA Fisheries initially requested additional information on proximity to watercourse but later issued no objection provided no adverse effect on the watercourse; Manx Utilities confirmed no concerns after FRM consent obtained; Highways issued do not oppose.
Key concern: proximity to watercourse
DEFA Inland Fisheries Foreman
Conditional No ObjectionDEFA, fisheries have no objections to this development from a fisheries perspective, provided that there is no adverse effect on the adjacent watercourse. This is due to the nature of the proposed works.
Conditions requested: no adverse effect on the adjacent watercourse
Manx Utilities
No ObjectionWe have no real concerns over the requirement for a flood risk assessment given the development proposals
Department of Infrastructure Highways Division
No ObjectionDo not oppose
