3 November 2020 · Planning Committee
Lower Gleneedle, Gleneedle, Lower Foxdale, Isle Of Man, IM4 3bf
The proposal involves building a large agricultural barn on Lower Gleneedle Farm, a 230-acre grassland operation supporting beef cows and sheep, to provide winter housing for livestock and storage, addressing current limitations due to lack of facilities that restrict stock carrying capacity.
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The officer determined that there is a general presumption against new development in the countryside per EP1 and GP3, but an exception applies under GP3(f) for essential agricultural buildings where …
General Policy 3
Prohibits development outside zoned areas except for essential agriculture/forestry operations under (f). Officer found proposal qualifies as agricultural need outweighs presumption against countryside development, supported by labour reports demonstrating farm viability and growth.
Environment Policy 1
Protects countryside unless overriding national need with no alternative. Agricultural need for livestock housing on 230-acre farm deemed sufficient to outweigh protection, with no adverse ecological impacts noted.
Environment Policy 15
Permits agricultural buildings if need proven, sited near groups, appropriate scale/design/materials sympathetic to landscape, avoiding residential impacts. Siting near Cronk-e-King cluster, typical design, screening, and distance from dwellings/watercourse (184m) satisfied tests; amendments enhanced acceptability.
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.
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.
Removal if no longer required
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.
Catchment tank details
Notwithstanding the submitted plans, the details of the siting, design, external appearance and internal layout of the proposed self-contained catchment tank shall be submitted to and approved in writing by the Department before any development is commenced and thereafter the development shall only be carried out in accordance with the details as approved. This self-contained catchment tank shall be installed and operational before the approved building is used. Reason: To ensure that the water course situated on the southern boundary of the site is not adversely affected by the discharge of waste water/effluent from the application site.
no highway interest
Manx Utilities initially objected due to the barn being over water mains but withdrew objection after site meeting agreeing 5m separation; Patrick Parish Commissioners raised access and effluent concerns and did not support; Highways had no interest.
Key concern: proposed building over critical strategic water mains
Manx Utilities
Objectionwe write to OBJECT to the application and request that the developer contact Manx Utilities to discuss an alternative plan.
Manx Utilities
No CommentPlease may I request a deferral for the above application in order that we may assess the application.
Manx Utilities
Conditional No Objectionthe proposed agricultural barn be built 5m away from the nearest water main; Once the Planning Department are in receipt of this confirmation via an amendment to the site drawing by the applicant, with the measurements added, Manx Utilities request to withdraw their objection to the development
Conditions requested: amendment to the site drawing by the applicant, with the measurements added
Patrick Parish Commissioners
Objectionthe Application is incomplete. This deficiency should be addressed before it is considered
Patrick Parish Commissioners
Objectionthe Commissioners are unable to support the Application and consider that it should not be approved.
Patrick Parish Commissioners
No CommentNO FURTHER COMMENT on the following additional or amended information
Department of Infrastructure Highways Division
No ObjectionNo Highways Interest; NHI on 4 Aug 20
