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                                                 17/00205/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 17/00205/B Applicant : Mr Alan Preston Proposal : Erection of agricultural shed Site Address : Friary Croft Ballakillowey Road Colby Isle Of Man IM9 4BN

Case Officer : Miss S E Corlett Photo Taken :

Site Visit : 29.03.2017 Expected Decision Level : Officer Delegation

Officer’s Report

THE SITE 1.1 The site is the residential curtilage of an existing Manx house situated on the eastern side of the A36 Ballakillowey Road to the north of the residential estate of the same name. The house is a handsome one which is visible from the road, the garden to the south less so due to the height of the roadside hedge. There are various trees within the garden and existing and former buildings.

THE PROPOSAL 2.1 Proposed is the erection of a shed with dimensions of 5m by 11.5m, 3.6m to the eaves and 5m to the ridge, finished in green coloured sheeted panels to the walls and grey sheeted panels for the roof.

2.2 The reason for the shed is to accommodate the agricultural vehicles, implements, feed, hay and straw as well as a facility to accommodate lambing. He explains that he is 66 and wishes to pass the operation on to his son and a barn would make things a lot easier. He estimates that he is the only farmer without a modern barn.

2.3 The applicant has provided additional information relating to proposed planting by way of an area to the south of the existing garden being planted with more than 400 field maple, common alder, silver birch, wild cherry, goat willow, downy birch and mountain ash trees. A maintenance programme is also provided.

PLANNING POLICY 3.1 The site lies in an area not designated for a particular purpose on the Area Plan for the South. The area lay within a wider area of High Landscape Value and Scenic Significance on The Isle of Man Planning Scheme (Development Plan) Order 1982 which was replaced in the APS by the Landscape Character Assessment which provided a more detailed assessment of the landscape character and recommendations for its preservation and enhancement. The site lies on the cusp of two landscape character areas - Southern Uplands and Incised Slopes where the following advice is provided:

Southern Uplands (A2) The overall strategy for the area is to conserve and enhance the character, quality and distinctiveness of the open and exposed character of the moorland, its uninterrupted skyline and panoramic views, its sense of tranquillity and remoteness and its wealth of cultural heritage features.

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                                                 17/00205/B
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Key Views Open and expansive panoramic views out to sea and over the southern portion of the Island. Distant views in some areas enclosed by the surrounding peaks.

Port Erin and Port St Mary (D15) The overall strategy for the area is to maintain and enhance the character, quality and distinctiveness of the local built vernacular and integrity of the nucleated settlements of Port Erin, Port St. Mary and Ballagawne, the scattered traditional farm dwellings and to maintain the field pattern and semi-upland character of the upper slopes.

Key Views Extensive panoramic views from higher ground on hill slopes along coast to the Calf of Man, inland over the Scarlett Peninsula and up the Southern Uplands and Meayll Hill.

3.7 Implications of the Landscape Character Assessment Landscape Type - Incised Slopes Landscape Area - D15 (Port Erin and Port St Mary)

i. To protect the identity of Port Erin by maintaining sufficient green open space between it and the built areas of Port St Mary, Ballagawne/Ballakillowey, and also Ballafesson.

ii. To maintain the field pattern and semi-upland character of the upper slopes of Bradda Head, the Southern Uplands and Meayll Hill. Whilst being important features in their own right they also play an important role in providing a vegetated, undeveloped backdrop to Port Erin.

Landscape Proposal 2: Additional residential development at the edge of Port Erin, Port St Mary, or Ballafesson should include landscaping which softens the existing hard edges of the settlements and includes substantial tree-planting, such as not only to mitigate the landscape impact of the development, but also to maintain effective separation between the settlements.

3.17 Implications of the Landscape Character Assessment Landscape Types - Coastal Cliffs, Incised Slopes, Uplands, Undulating Lowland Plain, Islands Landscape Area - H2 (Fleshwick), H3 (Bradda Head), H4 (Cregneash Head and Meayll Peninsula), A2 (Southern Uplands), F8 (Poyll Vaaish and Scarlett Peninsula), J1 (Calf of Man).

i. A number of Landscape Character Types/Areas are identified in Rushen stretching from the Southern Uplands to the Meayll Peninsula. Care is needed in order to protect this array of different landscapes which include open and windswept coastal stretches and inland moorland, high and dramatic sea cliffs and pastoral and arable fields.

PLANNING HISTORY 4.1 Planning approval was refused for the erection of a replacement dwelling under 91/04117/B and approved for alterations to the dwelling together with the installation of a roof panel on the adjacent barn under 11/01132/B.

REPRESENTATIONS 5.1 The Forestry Officer from DEFA has requested specific details of planting and recommends a planted group to the south of the new building which would be likely to survive in this exposed location. He supports the principle and siting of the building which acknowledges existing trees of amenity value (13.03.17).

5.2 Highway Services indicate that they have no highway interest in the application (24.03.17).

5.3 Rushen Parish Commissioners indicate that they have no objection (23.03.17).

ASSESSMENT

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                                                 17/00205/B
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6.1 The shed will not be conspicuous or out of keeping due to its position and the presence of existing trees on the site, which will be reinforced by the proposed planting, which is welcome.

6.2 The application is not considered to have any adverse impact and is recommended for approval.

PARTY STATUS 7.1 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.

The Forestry Officer is 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: 29.03.2017

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. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.

REASON: the landscaping of the site is an integral part of the scheme and must be implemented as approved.

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                                                 17/00205/B
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C 3. The building must be finished in dark green sheeting unless otherwise approved by the Department.

Reason: to minimise the visual impact of the building in the landscape.

C 4. 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.

This decision relates to the location plan, 1388.1 and 1388.2 all received on 21st February, 2017 and the planting schedule received on 21st March, 2017.

I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 10.04.2017

Determining officer

Signed : J CHANCE

Jennifer Chance

Director of Planning and Building Control

Customer note

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