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19/00955/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00955/B Applicant : Mr Roy & Mrs Susan Kermeen Proposal : Erection of agricultural shed Site Address : Cronk Vane Stoney Mountain Road Eairy Isle Of Man IM4 3HJ
Planning Officer: Mr Paul Visigah Photo Taken : 13.09.2019 Site Visit : 13.09.2019 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 01.10.2019 __
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 approval relates to the Location Plan, Site Plan, figure 1, Figure 2, Photograph, Proposed Drawings and Agricultural Questionnaire date stamped and received 29 August 2019. __
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION 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. At the time of visit to the application site, the dwelling as well as the outbuildings were not in particularly good repair.
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. Six roof windows measuring 1m x 1.2m will be installed on both sections of the pitched roof (three on each roof pane).
2.2 The applicant confirms that he owns 4.65 ha with an additional 18 ha held in partnership with his father-in-law. The applicant has 32 other beef cattle and intends to acquire 50 other beef cattle and 30 beef cows with the appropriate sheds. The proposed building is close to the existing, within the same field but away from the main 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 site clearance has exposed sections of the proposed site area when viewed from the quarry access; although the area is still partly concealed by the line of trees and shrubbery along this boundary and both sides of the abutting access.
2.3 The applicant confirms that the reason for the application is same as in PA 19/00145/B with a new reason to change the direction of the shed from approved drawing so that another shed (proposed to replace the existing shed) can be built with its roof joining unto the proposed in the future. As such, the position of the proposed has been altered to facilitate this in the future by positioning it to create allowance for the other shed being repositioned when they are demolished and replaced.
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. 3.3 Environment Policy 1 states: 'The countryside and its ecology will be protected for its own sake...Development which would adversely affect the countryside will not be permitted unless there is an over-riding national
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need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative'.
PLANNING HISTORY 4.1 The application site has been the subject of a single planning application which is considered to be materially relevant to the current application.
4.2 PA 19/00145/B for the Erection of agricultural shed and demolition of existing agricultural shed which was approved in May 2019. The current application is identical to the approved application except for changes to the orientation of the proposed building. Other features proposed in the previous application such as size and finishing will remained unchanged.
REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. 5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest in the letter dated 9 September 2019.
5.2 Manx Utilities Authority, although consulted on 9 September 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
5.3 Malew Parish Commissioners, although consulted on 9 September 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
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 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.
The principle of development 6.2 The application site is not zoned for development, therefore General Policy 3 is applicable; within the list of exceptions it includes part (f) building and engineering operations which are essential for the conduct of agriculture or forestry. 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.
Visual or other environmental impact 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. It is noted that the site clearance has exposed sections of the proposed site area when viewed from the quarry access; however, the appearance will be no different from views common on agricultural sites. The proposed use of the site would be unchanged from the existing agricultural use and it is not expected that the movement and activity around the field would substantially increase. Thus, no unacceptable impact is anticipated from the proposed development.
CONCLUSION 7.1 In summary, the proposal would not unacceptably harm the characteristics of the site or the character of its surroundings. It is considered that there is agricultural need for the new
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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.
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 14.10.2019
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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