26 January 2017 · Planning Committee
Winterbrook Cottage, Little Gretch Voar, Ballaragh Road, Laxey, Isle Of Man, IM4 7pg
The proposal involves demolishing an existing timber field shelter (5m x 2.6m x 3m) and replacing it with a new agricultural storage barn measuring 12m wide, 8m deep, and 4.2m ridge height, finished in olive green box profile metal sheeting, on a similar footprint after minor site profiling.
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The officer assessed against General Policy 3(f), which exceptionally permits buildings essential for agriculture in countryside, and Environment Policy 15 requiring proven agricultural need outweighi…
General Policy 3
Permits countryside development only for essential agricultural buildings (para f). Officer confirmed proposal qualifies as essential for smallholding livestock, vehicles, and feed storage.
Environment Policy 1
Protects countryside unless overriding need with no alternative. Agricultural need outweighed protection given evidence and lack of alternatives.
Environment Policy 2
Prioritises landscape character in AHLVSS unless no harm. Siting near dwelling, green colouring, and scale avoided harm to character.
Environment Policy 15
Requires proven agricultural need, close siting to buildings, appropriate scale/materials. Need proven via site visit; sited 25m from house sharing access; size reasonable for smallholding.
Policy L/OSNC/PR/1
Presumption against development in open space. Exception justified by agricultural essentiality and no adverse impact.
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 building must be used only for the keeping of animals/animal feed or equipment to maintain the land only. For the avoidance of doubt, the building may not be used for general or domestic storage purposes or for any other purpose. REASON: The countryside is protected from development and an exception is being made on the basis of the specifics of the application. As such the building must be used for the purposes for which it is approved.
Removal if need ceases
The 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 its approved purposes. REASON: The countryside is protected from development and an exception is being made on the basis of the specifics of the application. Should the building no longer be required for those purposes the land should be restored.
Materials - olive green colour
The external walls and roof on the new barn must be a dark green/olive green colour all being retained thereafter. Reason: In the interests of the character and appearance of the site and surrounding area.
no impact on existing parking or access arrangements
no objection as required form completed and precautions for watercourse noted
Garff Commissioners object due to lack of evidence for agricultural necessity and significant increase in building size, referencing Isle of Man Strategic Plan; DEFA Fisheries have no objection with precautions; DOI Highways have no highways interest.
Key concern: no information included making the case that this development is an agricultural necessity
Garff Commissioners
ObjectionIn the absence of convincing evidence from the applicant's agent the Commissioners object to the application.; The Commissioners refer the Planning Authority to the relevant sections of the Isle of Man Strategic Plan, particularly 7:13:3 and Environmental Policy 15.
Conditions requested: No approval can be granted until these aspects are satisfactorily reconciled with the proposals
DEFA Fisheries
Conditional No ObjectionDEFA Fisheries have no objection to the proposed development, provided that these precautions are followed and there is no disturbance of the watercourse.
Conditions requested: precautions to reduce the possibility of harmful materials entering the river are followed; no disturbance of the watercourse; contact DEFA when works are due to commence
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; The proposal will have no impact on the existing parking or access arrangements
