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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No. : Applicant: Proposal : Site Address : 14/00054/B Mr Alan Kermode Repair and alterations to existing barn Barn Adjacent To Field 134413 Churchtown Ramsey Isle Of Man Case Officer: Photo Taken : Site Visit: Expected Decision Level: Mr Chris Balmer 28.01.2014 28.01.2014 Officer Delegation Officer's Repoit 1.0 THE APPLICATION SITE 1.1 The application site is the curtilage of the barn adjacent to Field 134413, Churchtown, Ramsey located to the south of Lezayre Road off an existing track which is accessed from the B17 and southwest of the Cemetery. PROPOSAL The application seeks approval for repair and alterations to existing barn. The main works include re-roofing the barn with steel grey roof sheeting and make repair/replacement of the existing roof structure. Also the proposal includes the removal of a pedestrian doorway and replaced with a pair of larger sliding doors within the west elevation. 2.0 2.1 3.0 DEPARTMENT POLICIES The application site is designated within an area zoned as "Woodland" and an Area of High Landscape Value or Coastal Value and Scenic Significance under the Isle of Man Development Plan 1982. 3.1 Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration 3.2 3.3 General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land(l) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; Page 1 of 4 14/00054/B 17 February 2014

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(g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage." Environment Policy 1 states; "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative." 3.4 Environment Policy 2 states: "TTie 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; the development would not harm the character and quality of the landscape; or the location for the development is essential," 3.5 (a) (b) Environment Policy 15 states: "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 will form a part. 3.6 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 it is intended. Where new agricultural buildings are proposed next to or dose 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." 4.0 PLANNING HISTORY There are no previous planning applications which are considered relevant in the assessment and determination of this application. 4.1 5.0 REPRESENTATIONS 5.1 Lezayre Parish Commissioners have no objection. ASSESSMENT The main consideration is whether the proposed works would adversely affect the visual amenities of the countryside. The site is most apparent when view from the cemetery which is immediately to the northeast of the application site. Due to the boundary treatment and the topography of the land, the upper parts (i.e. northern aspect of roof/eastern gable end) of the barn are most apparent. The existing roof of the building and the building itself is significant intact, neither adds to the visual amenities of the area, and it could be argued the 6.0 6.1 17 February 2014 14/00054/B Page 2 of 4

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proposed works will improve this current situation. Certainty the works, which are mainly related to the roof and roof structure, will enable the building to be utilised. It is likely if no works are undertaken the building will become redundant and continue to adversely affect the immediate countryside. 7.0 RECOMMENDATION 7.1 Overall, it is considered the proposal would comply with the Isle Of Man Strategic Plan therefore it is recommended that the application be approved. 8.0 PARTY STATUS It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) (Nr2) Order 2013, paragraph 6 (4), and should be afforded interested party status: 8.1 Lezayre Parish Commissioners DOI Highways Division Recommendation Recommended Decision: Permitted Date of Recommendation: 17.02.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C2. The development hereby permitted shall not be carried out except in full accordance with the submitted documents and the following plans 01, 50, 100 all received on 2pth' January 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. h 11^. Decision Made: Permitted Date: Determining officer (delete as appropriate) 14/00054/B Page 3 of 4 17 February 2014

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Signed :... Sarah Corlett Senior Planning Officer Signed :... Chris Balmer Senior Planning Officer Signed :...S'.Vli Michael Gallagher Director of Planning and Building Control Development Control Manager Signed :... Jennifer Chance 14/00054/B Page 4 of 4 17 February 2014