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28 August 2014 14/00874/B Page 1 of 3 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/00874/B Applicant : Mr John Quayle Proposal : Amendments to agricultural workers dwelling and its location (approved under PA 09/00661/B) Site Address : Fields 324201 & 324202 Glen Lough Farm Ballahutchin Hill Union Mills Isle Of Man

Case Officer : Miss S E Corlett Photo Taken : 06.08.2014 Site Visit : 06.08.2014 Expected Decision Level :

Officer Delegation

Officer’s Report

THE SITE 1.1 The site is part of the farm holding of Glenlough Farm which lies at the western, top end of the Ballahutchin, part of the A1 which links Union Mills with Glen Vine. The farm holding extends between the two settlements and to the south beyond the former railway line and up to the River Dhoo.

1.2 The yard accommodates a number of buildings - agricultural barns, two farm dwellings and structures associated with the camping business which is also operated by and within the farm. The area and buildings used for the camping are not included in the red line area.

1.3 The site also accommodates a site of archaeological interest (a former chapel) on the left of the entrance into the farm.

THE PROPOSAL 2.1 Proposed is the erection of the second of the approved farm dwellings (see Planning History) generally in the position approved previously but with modifications: the dwelling will be relocated slightly to the north east with a very slight overlap of the footprints. The same access is proposed. The footprint of the proposed dwelling is more compact (148 sq m compared with 224 sq m) and smaller but taller (the approved dwelling was a true bungalow without any attic accommodation) and with a greater floor area (224 sq m compared with 148 sq m). As approved the dwelling had three bedrooms and an attached garage. As proposed now there are three bedrooms shown with a further bedroom/study on the ground floor. The overall dimensions of the dwelling are 10m by 12m including an attached store and 7m high to the ridge.

2.2 The dwelling will have rooflights in the front elevation (5 in number) and two dormers and two rooflights in the rear which faces south and will be the most visible elevation albeit at a considerable distance (from Lhergy Cripperty).

2.3 The dwelling will be finished in painted render, slated roof with raised render quoins on the building corners and render bands around the windows. A small front porch is on the front elevation.

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28 August 2014 14/00874/B Page 2 of 3 2.4 The site will be drained to a septic tank with soakaways in the adjacent field.

2.5 The application has been described and advertised as " amendments to agricultural worker's dwelling and its location": it is actually for the erection of an agricultural worker's dwelling.

PLANNING POLICY AND STATUS 3.1 The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 as not designated for any particular purpose and within an area of High Landscape Value and Scenic Significance with a strip of Woodland running through the site.

3.2 There is a presumption against development as set out in the 1982 Plan and the Strategic Plan EPs 1 and 2 and General Policy 3. However, provision is made for agriculturally justified development and in this respect the provisions of PA 09/00661/B are still relevant in that the second dwelling thereby approved could still be erected as that approval was implemented as the other dwelling and agricultural building were both erected.

PLANNING HISTORY 4.1 Planning approval has been granted for a number of developments on this site, the most significant of which in relation to this application, is PA 09/00661 which proposed the erection of two agricultural worker's dwellings and an agricultural building and was approved. One of these dwellings has been erected.

REPRESENTATIONS 5.1 Marown Parish Commissioners and ht indicate that they do not oppose the application.

ASSESSMENT 6.1 The applicant has helpfully provided some background information on the proposal, rather than just relying upon the extant approval. They explain that the holding extends to under 400 acres and justifies 3.13 labour units. The applicants consider this "essential" to the operation of Glen Lough Farm (although one may ask why both dwellings were not erected when the approval was first granted). Since that approval the applicant has taken on more land and animals.

6.2 The dwelling will not be generally seen other than from Lhergy Cripperty where the proposed building will be seen amongst, although on the edge of, an existing farm group. It is not considered that the proposed changes which are involved will be perceivable or critical in this respect and as such the application is recommended for approval.

PARTY STATUS 7.1 The local authority, Marown Parish Commissioners is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6.4(e) deemed an interested person and as such should be afforded party status to this application.

7.2 Department of Infrastructure, Highway Services are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6.4(d) deemed an interested person and as such should be afforded party status to this application.

Recommendation

Recommended Decision:

Permitted

Date of

22.08.2014

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28 August 2014 14/00874/B Page 3 of 3 Recommendation:

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 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 occupation of the dwelling hereby approved shall be limited to a person engaged or last engaged solely in agriculture on the Isle of Man, or a widow or widower of such a person, or any resident dependants.

Reason: The site is in an area where new dwellings are not normally approved except where an agricultural need has been established and accepted by the Planning Authority.

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This approval relates to drawings 01, 02, 03, 04, 05 all received on 21st July, 2014.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : 26th August 2014 Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed :... Sarah Corlett

Senior Planning Officer

Signed :... Michael Gallagher

Director of Planning and Building Control

Signed :... Jennifer Chance.

Jennifer Chance

Head of Development Management