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16/00260/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
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 Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
1.0 SITE
The application site is is part of Field 134898 at Cronk Aalin Farm, Narradale, Sulby. The site is situated in open countryside and on higher ground to the south east of Sulby. The site comprises a fairly recently established dairy farm with agricultural buildings and the farm house recently constructed (refer to planning history). The site is situated to the west side of a country lane and the area is relatively secluded.
2.0 THE PROPOSAL
The application seeks planning approval for the erection of a circular above ground slurry tank, apx 10m diameter by 4m high. On concrete base with steel sheet side green vitreous enamel coated to match the existing agricultural buildings.
3.0 PLANNING HISTORY
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:
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'New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3 [General Policy 3].'
4.4 General Policy 3:
'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(1) 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.'
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:
(a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential.'
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
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16/00260/B
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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.'
5.0 REPRESENTATIONS
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.
7.0 RECOMMENDATION
7.1 It is recommended that the application is approved.
8.0 PARTY STATUS
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8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material , in this case, Department of Infrastructure Highway Services and (e) The local authority in whose district the land the subject of the application is situated.
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.
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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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