Loading document...
==== PAGE 1 ====
16/00631/B
Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00631/B Applicant : Mr Colin Oates Proposal : Erection of an agricultural building Site Address : Field 110929 West Kimmeragh Farm West Kimmeragh Road Bride Isle of Man
Case Officer : Miss Abigail Morgan Photo Taken : 09.08.2016 Site Visit : 09.08.2016 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE SITE
1.1 The site is part of the holding of West Kimmeragh Farm, a farm extending to 130 acres ( 106 owned and 26 rented) mostly on the southern side of the A17 Burma Road between Bride village and Andreas village. The farmyard is on the southern side of the road with a farmhouse and a range of outbuildings or varying sizes, ages and styles. The predominant character of the farm is a collection of old and interesting farm buildings with long, low slated roofs and a white painted brick building immediately alongside the road, similar low buildings alongside with the main farmhouse being a red brick traditional property with substantial chimneys.
1.2 This site is in a field to the south west in an area of open countryside, although near to the main road there is a small hill in field 110929, beyond that the land falls away and levels out
2.0 THE PROPOSAL
2.1 The application is for a cattle shed, 31.5m x 12.2m x 4.2m at front, 5.4m at rear and 6.5m to ridge.
2.2 Proposed to be steel framed, walls up to 1350mm rendered and painted, wall hit and miss timber with olive green profile roof, doors to be treated softwood with black upvc rainwater goods.
3.0 PLANNING HISTORY
Associated with Farm Yard 3.1 Planning permission was given under 11/01456/B for the Erection of an agricultural building. This building has been erected.
3.2 This was approved subject to the following condition; "Condition 4 - Prior to the use of the new building hereby approved, the existing building indicated on the plans to be removed must be completely demolished and removed from site."
3.3 There is also 16/00732 - application for the erection of two agricultural buildings at the farm yard which is being considered concurrently.
==== PAGE 2 ====
16/00631/B
Page 2 of 4
4.0 PLANNING POLICY AND STATUS
4.1 The site lies within an area designated as "white land" on the Town and Country Planning (Development Plan) Order 1982, that is, open space not designated for development. As such, Environment Policy 15 is applicable:
"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 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 is it 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 Bride Commissioners have no objection to the application. 19.07.16.
5.2 DOI Highways - no highways implications. 22.6.16
6.0 ASSESSMENT
6.1 The proposal is for the erection of a cattle shed.
6.2 The site is clearly part of a working farm and this proposal is for the 132 head of cattle and the reason for it are that they do not currently have a stock shed and the reason for its location is that there is no suitable site on the farm yard and this is close to the farm house and the animals.
6.3 While the agricultural need statement that has been submitted with the application is insubstantial it is clear from the planning history that this site has a long and evidently viable use as a farming enterprise.
6.4 The proposed building is set on its own in field to the south east of the farm house. Environment Policy 15 stipulates some criteria against which any application would be assessed; "only in exceptional circumstances will buildings be permitted in exposed or isolated areas ... 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 is it intended." With regard to the latter the proposed materials are considered appropriate for its use. In respect of the former points, the application does not include any proposed landscaping, however it is located at the lowest part of the field and from the road would be screened by a hill. The field also has hedge which is between 2m and 2.5m high that would give some screening. At the time of the visit there were hay bales in the proposed location apx 3.5-4m high that give some appreciation of what a building would look like in the wider context.
6.5 While there would be wider views of the proposal from the south there are other agricultural barns observable in the distance and in this instance it is considered that the proposal would not
==== PAGE 3 ====
16/00631/B
Page 3 of 4
adversely affect the character or appearance of landscape and as such would comply with the requirements of Policy EP15.
7.0 RECOMMENDATION
7.1 On the basis of the above the application is recommended for approval, subject to conditions.
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: (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.
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: 09.09.2016
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.
C 2. 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.
C 3. 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.
==== PAGE 4 ====
16/00631/B
Page 4 of 4
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.
This approval relates to Drawings 16 1173 1A and 4 and Agricultural Justification Statement all date stamped received 2 June 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: 26.09.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal