Planning Officer Report

Planning Officer Report And Recommendations {{table:23412}} {{table:23411}}

Officer's Report

The Application Site

1. The application site is the curtilage of Smeale Farm, an existing working farm sited on the northern side of the A10 Lhen Road, Bride.
2. Smeale Farm is sited approximately 120 metres from the highway via a narrow track road. The application site currently has nine agricultural buildings on site with one farmhouse building.
3. The surrounding area is characterised by sparsely distributed properties with a number of isolated farm groups and large areas of open countryside.

The Proposal

1. This current planning application seeks approval for the erection of an extension to the west, to south west elevation of an existing part timber part metal agricultural building.
2. The proposed new extension would project just less than 7.7 metres from the existing building and would have a length of just less than 9.3 metres. The proposed new extension would have a maximum height of just less than 7.5 metres and would have a roof pitch of 15 degrees.
3. The proposed new extension would be constructed in plasticol coated metal sheeting and would have natural grey single skin fibre cement sheets. All cladding materials would generally match that of the existing adjacent buildings.
4. The existing side extension would be used as an additional storage unit.

Planning History

1. The application site has been the subject of two previous planning applications that were granted planning approval and are considered relevant to the assessment of this current planning application:

PA 99/00165/B: Removal of existing loose boxes and erection of extension to existing

multi-purpose agricultural barn, Smeale Farm, Andreas.

PA 94/01709/B: Erection of agricultural building, Smeale Farm, Andreas.

Planning Policy

1. The application site is not designated for any site specific purpose and lies within an area recognised as High Landscape or Coastal Value and Scenic Significance under the 1982 Isle of Man Development Plan.

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains four policies that are considered specifically relevant to the assessment of this current planning application:

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:

f) building and engineering operations which are essential for the conduct of agriculture or forestry

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 overriding 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".

Environment Policy 2 which states:

"The present system of landscape classification of Areas of High Landscape of 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 difference 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:

a) the development would not harm the character and quality of the landscape; or b) the location for the development is essential."

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 form a part.

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 is it intended.

Where new agricultural buildings are proposed next to or close 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."

Representations

1. Andreas Parish Commissioners have no objections to the current planning application.

Assessment

1. When determining any agricultural development within the countryside that is not zoned for development General Policy 3 paragraph F of the Isle of Man Strategic Plan 2007 is used to assess the application. This policy states that development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of those buildings which are essential for the conduct of agriculture or forestry. Further to this policy, the first paragraph of Environment Policy 15 requires first the Planning Authority needs to be satisfied that there is agricultural or horticultural need for a new building, sufficient to outweigh the general policy against development in the countryside.

1. In many cases to find whether agricultural development would have a sufficient justification to comply with General Policy 3 and the first aspect of Environment Policy 15, the Planning Authority would contact the Agricultural Advisor from the Department of Environment, Food and Agricultural (DEFA) for their comments. However given the modest size and form of the proposed extension it was considered that the comments and assessment of the Agricultural Advisor would not be required to assist in the assessment of this current planning application and it is considered that there is a justification for such development from conversation with the applicant and proposed use of the side extension for use as additional storage.

1. With the agricultural justification being accepted it is necessary to consider the site specific impacts of the proposed development. In this regard it is necessary to take account of the provisions of Environment Policy 15. This policy states that 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 of. In this respect the proposed new extension would be erection adjoining an existing agricultural building within the main farm group. Therefore, the proposal is not considered to have an adverse visual impact on its surroundings and is associated with a working farm of some size. The drawings state that the building would be finished in materials to be agreed with the local authority, but generally to match the existing adjoining building. A site visit to the application site demonstrated that there is a mix of buildings on site but generally all have an appearance of agricultural buildings materials. The proposed new extension be finished in materials to blend in with the other adjacent existing agricultural sheds and as such the proposal is considered to be acceptable and comply with the provisions set out in Environment Policy 15.

1. The application site is located within an Area of High Landscape or Coastal Value and Scenic Significance and therefore 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.

1. As the proposed new agricultural extension is to form part of an existing group of agricultural buildings it is considered that the location for development is acceptable. It is now

imperative to consider the site specific impacts of the proposed development on the character and quality of the landscape.

1. Given the location of Smeale Farm from the highway, siting and scale of the proposed development and the significant screening, the new side extension would not be visible from a main public thoroughfare and therefore not considered to harm public amenity and deter from the appearance of the countryside.

1. The application site is sited in an area of Class 3/2 Agriculture land use. Given the scale of development proposed, the proposal is not considered to result in the loss of high class agricultural land.

1. Overall it is considered that the planning application is in accordance with the provisions of General Policy 3, Environment Policy 1, Environment Policy 2 and Environment Policy 15 of the Isle of Man Strategic Plan 2007.

RECOMMENDATION

1. It is recommended that the planning application be permitted.

PARTY STATUS

1. The local authority, Andreas Parish Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 24.12.2012 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval for the erection of a side extension to an existing agricultural building relates to drawings titled LSF1 SF2 and Drawing Number P5006-01 Rev. A all date stamped 22nd October 2012 and drawings titled GSF1, GSF2 and ESF4 all date stamped 23rd November 2012

C 3. The extension may be used only for agricultural purposes.

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.

Decision Made : Permitted Date : 24-12-22

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : Samuel Sarah Corlett Senior Planning Officer

Signed : Jennifer Chance Development Control Manager