27 September 2016 · Delegated - Senior Planning Officer Sarah Corlett
West Kimmeragh, West Kimmeragh Road, Bride, Isle Of Man, IM7 4ba
The proposal involves constructing two steel-framed agricultural barns for storing hay and machinery on a 130-acre working farm. Barn A is in the existing courtyard area, replacing an existing structure that should have been demolished under prior permission, while Barn B is on green space southeast of the farmyard.
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The officer assessed the proposal as functional modern buildings for a viable working farm needing additional storage for machinery and hay, evident from the site visit showing much outdoor storage.
Environment Policy 15
Policy allows agricultural buildings in countryside ('white land') if need outweighs general policy against development, sited close to existing groups, and appropriate in scale, materials, colour, siting and form to be sympathetic to landscape. Officer found proposal sited in farmyard amongst existing buildings, appropriate scale and appearance with no adverse visual impact, meeting the tests despite exceptional approval. General Policy 3 exception also applied.
Time limit
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.
Tree protective fencing
No site works or clearance shall be commenced until protective fences which conform with British Standard 5837:2012 (or any British Standard revoking and re-enacting British Standard 5837:2012 with or without modification) have been erected around the two existing Elm trees, adjacent to Barn B, to be indicated on plans to be first submitted to and approved in writing by the Department. Unless and until the development has been completed these fences shall not be removed and the protected areas are to be kept clear of any building, plant equipment, material, debris and trenching and there shall be no entry to those areas except for approved arboricultural or landscape works. Reason: To safeguard the 2 existing trees to be retained within the site.
Excavation and levelling details for trees
No works or clearance shall commence in relation to Barn B until details of proposed excavation and levelling in relation to the two Elm trees has been first submitted to and approved in writing by the Department. The approved details shall be adhered to throughout the construction period. Reason: To safeguard the existing trees and planting to be retained within the site.
Tree retention and replacement
The 2 existing Elm trees shall be retained in accordance with the approved details. Should either of the 2 trees within five years of the approved development being occupied or completed (whichever is the later) die, are removed or become seriously damaged or diseased they shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department. Reason: To safeguard the appearance of the development and the surrounding area.
Removal if not for agriculture
The agricultural buildings hereby approved shall be removed and the ground restored to its former condition in the event that they are no longer used or required for agricultural purposes. Reason: The buildings have been exceptionally approved solely to meet agricultural need and their subsequent retention would result in an unwarranted intrusion in the countryside.
no objection
no highways implications
Bride Commissioners have no objections to the application. Arboricultural Officer has no concerns with Barn A but raises issues with Barn B's proximity to category B elm trees, recommending either a tree protection plan or compensatory planting.
Key concern: footprint of Barn B likely within root protection areas of two category B elm trees
Bride Commissioners
No ObjectionThe Commissioners have no objections to these applications
Andrew Igoea, Arboricultural Officer, Forestry, Amenity and Lands Directorate, Department of Environment, Food and Agriculture
Conditional No ObjectionUnder the BS5837 categorisation system these trees are likely to be classified as category B trees; trees of moderate quality suitable for retention and worthy of being a material constraint.; I think the footprint of this building is likely to within the root protection areas (as defined by BS5837) of these trees.; Option 1: The applicant submits an arboricultural method statement and tree protection plan in accordance with BS5837:2012
Conditions requested: The applicant submits an arboricultural method statement and tree protection plan in accordance with BS5837:2012; The proposal is approved without this protection in place and... some new planting occurs to the south of the barn... fenced off from grazing and the planting application would have to include details of the planting, including the numbers and species of trees to be planted, the size of trees to be planted and the planting specification
