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Application No.: 16/00260/B Applicant: Mr Carl Huxham Proposal: Installation of a slurry storage tank Site Address: Cronk Aalin Farm Narradale Sulby Isle of Man IM7 2HA Case Officer : Miss Abigail Morgan Expected Decision Level: Officer Delegation
3.1 The site has the following relevant history: 14/00447/B - Errection of agricultural building. Approved 13/00064/B - approval granted in 2013 for extension to agricultural building. 08/01894/B - approval granted for erection of agricultural building. 08/00369/B - approval granted for farm worker's dwelling. 07/00389/B - approval granted for erection of agricultural building. - 4.0 PLANNING POLICY
4.1 The Isle of Man Development Scheme (Development Plan) Order 1982 identifies the site as being within an Area of High Landscape or Coastal Value and Scenic Significance.
4.2 The following 5 policies in the Isle of Man Strategic Plan 2007 are considered relevant. - 4.3 Strategic Policy 2:
'Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
4.5 Environment Policy 1:
'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.'
4.6 Environment Policy 2:
'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Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein.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:
4.7 Environment Policy 15:
'Where the Department is satisfied that there is agricultural or horticultural need for a new building (including a dwelling), sufficient to outweigh the general policy against development in the countryside, and that the impact of this development including buildings, accesses, servicing etc. is acceptable, such development must 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.
Only in exceptional circumstances will buildings be permitted in exposed or isolated areas or close to public highways and in all such cases will be subject to appropriate landscaping. The nature and materials of construction must also be appropriate to the purposes for which it is intended.
Where new agricultural buildings are proposed next to or close to existing residential properties, care must be taken to ensure that there is no unacceptable adverse impact through any activity, although it must be borne in mind that many farming activities require buildings which are best sited, in landscape terms, close to existing building groups in the rural landscape.'
5.1 Lezayre Parish Commissioners - approved unanimous. 08.04.16.
5.2 ht indicate that they do not oppose the application (08.03.16). - 6.0 ASSESSMENT
6.1 The main issues are whether there is a justification and need for the development and visual impact. Need
6.2 The site is situated in the countryside where development is strictly controlled and the countryside should be protected for its own sake. General Policy 3 (f) does permit, as one of a list of exceptions, development that is essential to agricultural and forestry operations.
6.3 From the planning history it is my understanding that this is a relatively new dairy enterprise and that there have been a number of previous approvals for agricultural barns in line with the expansion of the business. At the time of consideration of the last application, 14/00447/B, the Agricultural Advisor at DEFA acknowledged the need for that building. Leading on now there is an application for an above ground slurry tank for storage of dairy farm waste for eventual use as a fertiliser. Based on the previous planning approvals it is considered that this enterprise is a going concern and has the need for a slurry tank. Visual impact - 6.4 The proposed tank would be closely related to the existing farm buildings which would help reduce its visual impact. It is in an area between the straw shed and a midden. The tank will appear as part of the cluster of agricultural buildings and will in some part be screened by them. The new building will not be readily seen from public views and will probably only be seen from much longer distance views. Even then, it will be seen as part of a group of agricultural buildings. - 6.5 It is considered that the character and appearance of the countryside, and that of the wider landscape, would not be harmed. - 6.6 As a result, it is concluded that the planning application complies with General Policy 3 (f) and Environment Policy 2 and 15 of the Isle of Man Strategic Plan 2007.
7.1 It is recommended that the application is approved. - 8.0 PARTY STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation Recommended Decision: Permitted Date of Recommendation: 18.04.2016 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
N . The dwelling associated with this application at Cronk Aalin Farm has an agricultural occupancy condition; 'The dwelling may be occupied only by a person or persons engaged or last engaged solely in agriculture; or a widow or widower of such a person, or any resident dependants.'
This approval relates to drawings ST01 and ST 02 both date stamped as received 3 March 2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 09.05.2016 Determining officer
Signed : C BALMER Chris Balmer Senior Planning Officer
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