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                                                 17/00232/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 17/00232/B Applicant : Stewart Howard Proposal : Erection of new agricultural building Site Address : Moaney Moar Farm Ballabooie Road Cronk Y Voddy Kirk Michael Isle Of Man IM6 1HR

Case Officer : Miss Lucy Kinrade Photo Taken : 30.03.2017 Site Visit : 30.03.2017 Expected Decision Level : Officer Delegation

Officer’s Report

1.0 THE SITE 1.1 The application site forms part of the farm holding at Moaney Moar Farm, Ballabooie Road, Cronk-Y-Voddy which is situated to the north eastern side of the Ballabooie Road and north-west of the main A3 road linking St Johns to Kirk Michael.

1.2 The working farm has a number of existing agricultural buildings located on the site and adjacent to the nearby farm house, all of which are utilised in the day to day running of the farm. At present the farmer is working in excess of 1000 acres for the rearing of cattle and sheep. During a site visit it was noted that the existing buildings were all in use for the housing of these animals and associated feed and machinery.

1.3 An existing cattle shed which sits on the south-eastern part of the application site has been extended in the past to allow for additional housing of cattle. This building is now approx. 45m long x 14.5m wide.

2.0 THE PROPOSAL 2. 1 The current application now seeks approval for an additional extension to the existing agricultural building to allow for further growth of the business and to allow additional area for the housing of stock. The extension would sit to the south-east side of the existing building and would measure approx. 45m long x 7m wide and will have a lean-to roof finish to tie in with the slope of the existing agricultural building.

2.2 The extension would be constructed of natural grey single skin fibre cement with sheets at the base to match the existing structure and finished above with tantalised timber boarding to eaves level. The new extension will include roof-lights for day lighting purposes and on the southern gable end will include a 2.7m wide double height door opening for access.

3.0 PLANNING HISTORY 3. 1 There have been a number of planning applications at the site over the years, the most relevant applications in the determination of the current application are PA 08/01244/B for the original erection of the agricultural building which was granted full approval and PA 12/01461/B for the erection of an extension to this building which was also granted full approval in 2012.

4.0 DEVELOPMENT PLAN POLICIES 4.1 The application site is within an area not designated for development and zoned as Area of High Landscape Value or Coastal Value and Scenic Significance identified on the 1982 Development

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                                                 17/00232/B
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Plan. Given the nature of the proposal is it relevant to consider the following policies of the Isle of Man Strategic Plan 2016 in the assessment of the current application:

4.2 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 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".

4.3 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."

5.0 REPRESENTATIONS 5.1 German Parish Commissioners requested a deferral until after their March meeting 7/03/2017. On 20/04/2017 the Commissioners confirmed that they had no objections to the application.

5.2 The Department of Infrastructure Highway Services have indicated that there is no highways interest in this planning application (24/03/2017).

6.0 ASSESSMENT 6.1 Ultimately the current application seeks approval for the erection of an extension to an existing agricultural building. The proposed extension is to allow for the accommodation of additional stock and to help generate a growth of the farm and farming business. The fundamental issues to consider in the assessment of the application are whether or not there is a genuine need for the building which satisfies its development and whether the proposed building would have an impact on the designated area of high landscape value.

6.2 It was evident from the site visit that the site was part of a fully working farm which was working its existing buildings to a full capacity for the storage of stock and associated farming machines, feed and materials. The intentions of the proposed extension were discussed with the applicant farmer during the time of this visit where he explained that the extension would allow for additional stock to be taken on and accommodated for.

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6.3 The proposed siting of the building is adjoining an existing shed and follows the slope of the existing structure to create the new lean to roof. It location here ensures that the impact of the extension is minimised and the spread of buildings is kept to a localised area around the main farm yard.

6.4 The existing building is partially visible from the main A3 road and from the Ballabooie Road although hindered by the Manx sod hedges which line the sides of the roads and the boundaries of the adjacent fields. The erection of the extension here is not expected to generate any additional visual impacts above what is already set by the existing building and that its extension is likely to go unnoticed to members of the passing public.

6.5 There are two properties in the nearby area, Old Parsonage and Moaney Mooar Holiday Cottage, views of the proposed extension are expected from both properties albeit more so from the upper levels, nonetheless at a distance of over 80m and 180m it is not expected that the erection of the extension will generate any impacts to the amenities of these properties above what is already in existence to warrant a refusal.

6.6 In terms of proposed finished the extension has been designed as such to match with the existing buildings, albeit the upper section is finished in timber rather than metal sheeting, although over time it is expected that this timber will weather to further tie in with the coloured finished of the surrounding buildings.

6.7 Overall the proposed extension by virtue of its siting, form and design is considered to be acceptable and to meet the needs of EP15 and EP2 of the Isle of Man Strategic Plan 2016. It is expected that the development of the extension will allow for additional stock to be accommodated for and thus allowing a growth of the local farm business.

7.0 RECOMMENDATION 7.1 It is considered that the application meets the needs of Environment Policy 2 and Environment Policy 15 of the Isle of Man Strategic Plan 2016 and is therefore recommended for approval.

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 (d) Highway Services Division of Department of Infrastructure, 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: 20.04.2017

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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 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.

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 two aerial photographs 1a and 1b, 3x site location and land ownership plans, a detailed site plan, drawing number P5979-01 and associated Government documentation for agricultural planning permission all date stamped and received 28/02/2017.

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: 24.04.2017

Determining officer

Signed : S CORLETT Sarah Corlett

Senior Planning Officer

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