DEC Officer Report

Application No.: 20/00930/B Applicant: Mr Jonathan Anderson Proposal: Erection of an extension to existing store to provide an electrical services room Site Address: Ballawhane Farm Leodest Road Andreas Isle Of Man IM7 3EG Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.10.2020 _________________________________________________________________

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.

This application has been recommended for approval for the following reason. The proposal is considered acceptable for the reasons indicated within this report and complies with Environment Policy 1 & 2 of the Isle of Man Strategic Plan.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 14th August 2020. _______________________________________________________________

Interested Person Status

Additional Persons

None. _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site relates to Ballawhane Farm, Leodest Road, Andreas which is a traditional two storey detached Manx farmhouse styled property, with five upper windows over a central ground floor entrance which is flanked by two windows either side. The site is

• located in large grounds and is to the southwest side of Leodest Road. Access to the site is of an existing entranceway off the Leodest Road, and then a driveway runs for approximately 180 metres in a south westerly direction, through a wooded area, till it reaches the dwelling. The driveway also serves a number of agricultural barns/stables and kennels which also form part of the site.
• 1.2 The site is mainly surrounded by agricultural fields to the north and west of the site. At the entrance of the site onto the Leodest Road there are a few dwellings (four). To the east and south of the site is a neighbouring farm holding, which consists of a number of agricultural buildings. An old stone windmill exists along this boundary as well and is a Registered Building.
• 1.3 Planning Permission has recently been granted for the replacement of the existing dwelling with a new two storey dwelling. It is understood works have commenced, albeit have been delayed due to CoVid.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the erection of an extension to existing store to provide an electrical services room. The building would measure 5m x 4m and would be attached to the north-eastern gable end wall of the existing single storey outbuilding (kennels).

3.0 PLANNING HISTORY - 3.1 The previous applications are considered relevant in the determination of this application:- - 3.2 Erection of a dwelling including private dog kennels to replace existing farmhouse along with associated landscaping - 18/00538/B - APPROVED.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site lies within an area of Woodland and an Area of High Landscape or Coastal Value and Scenic Significance all not not designated for development in accordance with the Isle of Man Planning Scheme (Development Plan) Order

1. The site is not within a Conservation Area, nor is the property Registered.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of the planning application - 4.3 Environment Policy 1 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 use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative." - 4.4 Environment Policy 2 states: "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."

4.5 General Policy 3 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 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."

5.0 REPRESENTATIONS - 5.1 The Department of Infrastructure Highways Services comment there is no highway implications (28.08.2020). - 5.2 The Arboricultural Officer (DEFA) makes the following comments (19.09.2020): "I visited the site, and we would have no objection to the removal of the 2 trees as they are in poor form."

6.0 ASSESSMENT - 6.1 The main material planning considerations are: (a) principle of the works; and (b) visual impact of the proposed development; PRINCIPLE OF THE WORKS - 6.2 The applicant's initial submission stated that the new building was required for the upgraded supply/equipment for new house/kennels and farm building. The Department sought additional information. The applicants have provided further information for the need of the building stating: "Works have commenced this week on the new house.

The new electrical services room is need to house the new incoming electricity water upgrade telecoms etc for the site as a whole. Over the years the services have been added to all over the site and we require a central hub to upgrade this now for the site and future eco improvements including the air source heating, etc.

The sycamore trees included Charles has looked at previously and are overhanging the rear of the dog / cattery areas and the roots are encroaching.

If you need more info please let me know."

6.3 The reasoning for the works are acceptable and raise no concerns. VISUAL IMPACT OF THE PROPOSED DEVELOPMENT - 6.4 The proposed building is very modest in size, especially in relation to existing buildings on the site. The proposal is also not apparent from any public views given its size, significant mature landscaping/trees within and around the boundaries of the site and given distance it would be form any public highways. Accordingly, it is considered the proposal would not harm

the character and quality of the landscape and would not adversely affect the countryside and therefore comply with EP 1 & 2.

7.0 CONCLUSION - 7.1 In conclusion, the proposal is considered acceptable for the reasons indicated within this report and complies with Environment Policy 1 & 2 of the Isle of Man Strategic Plan. It is recommended that the application be approved.

8.0 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.

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot 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: 02.12.2020 Determining officer

Signed : A MORGAN Abigail Morgan Principal Planner

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