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12 September 2014 14/00958/B Page 1 of 4 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/00958/B Applicant : Mrs Tracey Ridgway Proposal : Creation of mobile goat field shelters, mobile chicken coops and installation of stock fencing Site Address : Close Leece Farm Patrick Road St Johns Isle Of Man IM4 3BR

Case Officer : Miss Laura Davy Photo Taken : 10.09.2014 Site Visit : 10.09.2014 Expected Decision Level :

Officer Delegation

Officer’s Report

1.0 THE SITE 1.1 The application site is the curtilage of Close Leece Farm, Patrick Road, St Johns. The site comprises of a new farmhouse which was built as a replacement for the original farmhouse, and a stone barn which was attached to the original dwelling, the original dwelling has since been demolished. The barn is adjacent to the highway, the land slopes upwards away from the highway; this is where the replacement dwelling is sited.

1.2 The site also includes a large area of land spread over a number of fields. The land holding equates to approximately 37.7 acres. The fields are situated to both sides of the highway.

2.0 THE PROPOSAL 2.1 The application seeks approval for the erection of mobile field shelters, mobile chicken coops and installation of stock fencing.

2.2 Each goat shelter would measure approximately 6m x 3m and would have a maximum height of 2m. There would be four goat shelters and they would be placed initially in Field 330351 which is to the northern side of the highway.

2.3 Each chicken coop would measure approximately 3.6m x 4.8m and would have a maximum height of 2.4m. There would be four chicken coops and they would be placed initially in Field 334899 which is to the western side of the new dwelling.

2.4 The shelters would be timber framed with profiled metal cladding.

3.0 PLANNING HISTORY 3.1 The previous applications relate to the erection of the replacement dwelling and are not considered to be specifically material in the assessment of the application.

4.0 DEVELOPMENT PLAN POLICIES 4.1 The application site is in an area zoned as "Area of High Landscape or Coastal Value and Scenic Significance" identified on the 1982 Development Plan. It is appropriate to consider Environment Policy 1, Environment Policy 2 and Environment Policy 15 of The Isle of Man Strategic Plan (20th June 2007).

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12 September 2014 14/00958/B Page 2 of 4 4.2 Environment Policy 1 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.

4.3 Environment Policy 2 The 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:

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

4.4 Environment Policy 15 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 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 and 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.

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 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.

5.0 CONSULTATIONS 5.1 No comments received

6.0 ASSESSMENT 6.1 The application seeks approval for the erection of four goat shelters and four chicken coops. The main issues to consider in the assessment of the application are whether there is sufficient agricultural justification for the structures, the siting of the structures and the impact upon the character and appearance of the landscape.

6.2 The applicant has currently has a herd of 13 Golden Guernsey goats which are part of the Manx Rare Breeds "Manx Ark" project. The Manx Rare Breeds project aims to preserve and save from extinction some of the rarest breeds of British farm animals. The "Manx Ark" is an important project which helps continue the existence of a number of different species.

6.3 The British Goat Society provides information regarding the keeping of goats. There appear to be several different ways of keeping goats and they provide guidance for these

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12 September 2014 14/00958/B Page 3 of 4 different options. In this instance the applicant has Free Range Goats which are kept out in the fields. The British Goat Society recommends that if goats are in fields for set periods then they should have access to field shelters. The society recommends that each goat should have up to 2sqm of shelter within the pasture. At present four shelters would provide excess floor area, however, by 2016 they are hoping to have increased the herd to 35. It is considered that the proposed shelters would provide adequate floor area for the herd.

6.4 In terms of the chicken coops, each coop will house approximately 200 laying hens. The applicant has indicated that the Isle of Man currently imports most of its eggs and feels that there is a demand for free range eggs produced with high standards of animal welfare. The coops would be constructed of timber and would be moveable to allow for fresh areas of grazing.

6.5 Both the goat shelters and chicken coops are considered to be appropriate in terms of the size and design and the proposed use.

6.6 The chicken coops would be installed initially in Field 334899 but the applicant has indicated that they would be moved around the landholding for welfare reasons; this is also similar for the goat shelters which would initially be placed in Field 330351. The proposed fields are reasonably well screened from the highway apart from Field 334898 and Field 330417. Some of the fields are also visible from the Old Railway Line.

6.7 It is judged that the applicant has demonstrated sufficient need for the shelters and their siting is unlikely to have an unduly harmful impact upon the character and appearance of the landscape and countryside in general.

6.8 For the above reasons the application is considered to be acceptable and is recommended for approval.

7.0 PARTY STATUS 7.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, and the Local Authority, Patrick Commissioners in whose district the land the subject of the application sits.

Recommendation

Recommended Decision:

Permitted

Date of Recommendation:

11.09.2014

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

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12 September 2014 14/00958/B Page 4 of 4

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. No approval is granted for the siting of the shelters in Field 334898 and Field 330417.

N 1. For the avoidance of doubt the approval relates to Fields 314742, 334894, 334895, 334893, 334899, 330351, 330418, 334899 and 330490 identified on Plan 1: Site Plan date stamped 11th August 2014.

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This approval relates to Drawings Plan 1, Plan 2, Plan 3 and Plan 4 date stamped 11th August 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 : ...11/9/14...

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed :... Sarah Corlett

Senior Planning Officer

Signed :...M Gallagher Michael Gallagher

Director of Planning and Building Control

Signed :... Jennifer Chance

Head of Development Management