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Application No.: 20/00725/B Applicant: Mr Eric Carey Proposal: Erection of a hen house (retrospective) Site Address: Field Number 134889 Lezayre Road Glen Tramman Ramsey Isle Of Man Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 18.08.2020 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
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.
The development is considered to be acceptable as there is no adverse impact on the countryside as required by Environment Policy 1 and Environment Policy 15 and the building is required for agricultural purposes, in accordance with General Policy 3 and Environment Policy 15.
Plans/Drawings/Information; This decision relates to the drawings and information all received on 30th June, 2020. _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The site is a field which sits on the northern side of the Lezayre Road opposite Lezayre Church. Also owned by the applicant is the field immediately to the west on which there is a building (see Planning History) and an access and driveway which leads from the entrance north and then turning through 90 degrees to meet the barn. THE PROPOSAL - 2.1 Proposed is the erection of a building for use as a hen house. This is 3m by 4.65m and 2.4m at its highest point and reducing to 2.3m at the slightly lower end. The building is clad in sheeting although only one side appears to be coloured green. There is a door and window on the eastern elevation and a bat box has been installed on the northern elevation. The building is already in situ.
2.2 A fenced pen is also proposed alongside although this would comply with Class 39 of the Permitted Development Order and not require planning approval and indeed has not been applied for in this application. PLANNING POLICY - 3.1 The site lies within an area designated on the Town and Country Planning (Development Procedure) Order 1982 as not for a particular purpose, of High Landscape Value and Scenic Significance and also of interest to nature conservation. There is therefore a presumption against development as set out in Environment Policies 1 and 2 where the protection of the character of the landscape is of paramount importance. Exceptions to this general presumption include development justified on the basis of agricultural need (General Policy 3 and Environment Policy 15). EP 15 advises that such development should be 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. PLANNING HISTORY - 4.1 The adjoining land was subject to a number of applications for the access, buildings and a farm shop. The shop was refused (14/00310/B) and the building eventually approved (11/01770/B) at appeal. REPRESENTATIONS - 5.1 Highway Services have no highway interest (04.08.20).
5.2 Lezayre Parish Commissioners have no objection to the application (13.08.20). ASSESSMENT - 6.1 The issue here is whether the hen house would have an adverse impact on the character or appearance of the area, bearing in mind that the area is identified as of High Landscape Value and Scenic Significance. The use is agricultural and it is accepted that the hens on site need somewhere to roost safely during the night and lay eggs during the day.
6.2 The building is not visible as one passes the site in a vehicle and only visible if one looks down into the site, where the building is not prominent and where there are other buildings in the vicinity. CONCLUSION - 7.1 The development is considered to be acceptable as there is no adverse impact on the countryside as required by Environment Policy 1 and Environment Policy 15 and the building is required for agricultural purposes, in accordance with General Policy 3 and Environment Policy 15
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: 25.08.2020 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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