10 August 2016 · Delegated - Senior Planning Officer Sarah Corlett
Ballagawne Farm, Ballagawne Road, Ballabeg, Castletown, Isle Of Man, IM9 4pd
The proposal involves erecting Building 1 (32.11m x 9.14m, ridge 4.27m) as a milking parlour/dairy and Building 2 (42.32m x 22.86m plus eaves, ridge 7.33m) for cattle accommodation, plus a 53m x 18m slurry lagoon (4,270m³) on Field 420855 at Ballagawne Farm, where existing cow accommodation buildings already stand.
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The officer balanced the general presumption against countryside development (EP1) with EP15's exception for proven agricultural need outweighing restrictions, finding the established cattle business …
Environment Policy 15
Requires proven agricultural need outweighing countryside restrictions, siting near existing groups, appropriate scale/materials sympathetic to landscape, care near residences. Officer assessed need from expanding cattle business (site use/history), siting next to existing barns/reservoir, appropriate sizes screening, no residential impact (farmhouse 150m away), finishes fitting agricultural character.
Environment Policy 1
General policy against countryside development, balanced against EP15 exception. Officer found agricultural exception applied due to business justification and minimal landscape impact.
Energy Policy 2
Safeguards land within 9m of overhead high tension cables from development. Initial conflict with cable over lagoon/Building 2 resolved by agreed underground relocation meeting Manx Utilities' requirements.
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.
Agricultural use only
The buildings and slurry lagoon hereby approved shall be used solely for the purposes of agriculture. Reason: The building has been exceptionally approved solely to meet agricultural need and its use for any other purpose would need consideration by the Department.
Removal if not required for agriculture
The agricultural buildings and slurry lagoon 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 building has been exceptionally approved solely to meet agricultural need and its subsequent retention would result in an unwarranted intrusion in the countryside.
Power cable diversion before works
No work on the approved Building 2 or the approved slurry lagoon (both as shown on approved Site Plan (1), date-stamped as having been received 17th March 2016) shall commence until such time as the existing high voltage overhead diversion has been completed as shown on Plan AL150503, date-stamped as having been received 27th June 2016. Reason: To ensure the satisfactory preservation and provision of essential infrastructure.
no highway implications
no objection
no objection following agreement to relocate overhead line prior to works on Building 2 and slurry lagoon
Manx Utilities initially objected due to high voltage overhead lines and cables but later withdrew the objection subject to completion of HV overhead diversion before starting work on buildings A and B; Highways has no interest; Arbory Parish Commissioners have no comments.
Key concern: proposed position of the agricultural buildings and slurry lagoon will affect high voltage overhead line with a pole mounted substation and low voltage underground cable
Manx Utilities
ObjectionWe object to the proposed position of the agricultural buildings and slurry lagoon which will affect this equipment.; We require that the applicant contacts our Network Operations Department... to discuss working practices around overhead lines and underground cables
Conditions requested: applicant to contact Network Operations Department, Manx Utilities Authority (t: 687687) to discuss working practices around overhead lines and underground cables which may be required to be diverted before any work can be carried out on site
Manx Utilities
Conditional No ObjectionWe have now had several discussions with Mr Cooil of Ballagawne Farm and are satisfied that we can now remove our official objection to his planning application with the following conditions remaining; Please accept this email as confirmation that we have no objection to Mr Cooil commencing construction for the building indicated as 'C'
Conditions requested: Building work for the proposed building shown as building 'A' and/or the slurry lagoon indicated as 'B' MUST NOT be commenced without the existing High Voltage overhead diversion being completed
Department of Infrastructure Highways Division
No ObjectionNo Highways Interest; NHI on 23-3-2016
Arbory Parish Commissioners
No Commentmy Commissioners have considered the above application and have no comments to make
