170948

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                                      19/00145/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/00145/B Applicant : MR Roy And Mrs Susan Kermeen Proposal : Erection of agricultural shed and demolition of existing agricultural shed Site Address : Cronk Vane Stoney Mountain Road Eairy Isle of Man IM4 3HJ

Principal Planner: Miss S E Corlett Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 29.05.2019 __

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 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.

C 3.Within 28 days of the completion of the approved building, the building annotated as to be demolished on the submitted plans, must be demolished and the site made good with all demolition material removed from the site.

Reason: To accord with the proposed works and to enhance the character and appearance of the countryside.

Plans/Drawings/Information:

This decision relates to the documents and plans submitted in support of the application and date stamped received 14th February 2019. __

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                                      19/00145/B                                     Page  2  of  3

Interested Person Status - Additional Persons

none __

Officer’s Report

THE SITE 1.1 The site is an area of land which sits to the south of Stoney Mountain Road and abutting the lane which leads to Stoney Mountain Quarry, to the south. The red line area is partly residential curtilage and partly agricultural land. The site is described in the application form as agricultural.

1.2 The site contains a dwelling, Cronk Vane and a number of outbuildings which lie to the east of the cottage. These are modern, wide span structures with corrugated sheeted roofing and were not in particularly good repair at the time of the site visit (15.03.17).

THE PROPOSAL 2.1 Proposed is the erection of a new agricultural building which will be sited directly behind (south) of the dwelling. The building will be 18.6m by 9.8m, 4.7m to the eaves and 6m to the ridge, finished in olive green sheeting with a reinforced concrete slab base. The building will have a single point of entry, a 4m by 4m roller shutter door in both of the gables.

2.2 The applicant confirms that he owns just under 5 ha but has an interest with his father-in- law of a further 18 hectares. The application plans show land which the applicant has an option to rent and which lies adjacent to the application site and across the road to the north. The applicant has 20 sheep and intends to acquire 30 beef cows with the appropriate sheds. The proposed building is close to the existing, within the same field but away from the road which will not be so noticeable and will enable the stock to use the existing building until the new is ready for use. The existing building will be demolished within 28 days of the proposed building being available for use.

2.3 In further correspondence, the applicant's agent explains that it is his client's intention to replace both buildings alongside the road in due course and if and when approval is granted for the current building, they will apply for another which will result in the demolition of the remaining roadside shed.

PLANNING POLICY 3.1 The site is not designated for a particular purpose on the Area Plan for the South adopted in 2013. It is not within an area of High Landscape Value and Scenic Significance on the Isle of Man Planning Scheme (Development Plan) Order 1982.

3.2 There is therefore a presumption against development as set out in General Policy 3 and Environment Policy 1 of the Strategic Plan. There is, however, provision for the development of agricultural buildings where there is sufficient need, as set out in General Policy 3f and Environment Policy 15.

PLANNING HISTORY 4.1 Permission was granted retrospectively for the creation of a field access (06/00601/R).

REPRESENTATIONS 5.1 Malew Parish Commissioners have no objection (06.03.19).

ASSESSMENT 6.1 The issue here is whether there is sufficient agricultural need to outweigh the general presumption against development and also whether there would be any adverse visual or other

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                                      19/00145/B                                     Page  3  of  3

environmental impact from the development. The fact that the building will replace another, more prominent and poor quality building is a positive consideration in determining the latter and the fact that there is a building of a similar size is a material consideration in the consideration of the former.

6.2 The field in which the dwelling is situated is used for agricultural purposes and there did not seem to be a clear distinction between the residential curtilage and the agricultural field. The fact that the application form describes the site as agricultural is helpful.

6.3 The new siting for the proposed building will result in it being less visible and the applicant indicates that it is his intention to replace the other roadside building with a new building in a similar position, in the near future.

CONCLUSION 7.1 It is considered that there is agricultural need for the new building which overrides the presumption against development here and that the proposal will result in an improved environmental impact. The proposal is thus in accordance with GP3 and Environment Policy 15 and is supported.

INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), 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.

8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date : 30.05.2019

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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