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9 December 2014 14/01273/B Page 1 of 4 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/01273/B Applicant : Mr Kenneth Gawne Proposal : Erection of two agricultural buildings Site Address : Ballacorkish Farm Scholaby Road Colby Isle Of Man IM9 4AH

Case Officer : Miss Laura Davy Photo Taken : 19.11.2014 Site Visit : 19.11.2014 Expected Decision Level :

Officer Delegation

Officer’s Report

1.0 THE SITE 1.1 The application site is the curtilage of Ballacorkish Farm which is accessed from the Scholaby Road which is to the northern side of the highway. The site appears to be a large holding with a large amount of land associated with it. At the entrance to the farm holding there is an area of dense trees which are a mixture of Hawthorn and Ash.

1.2 The buildings include a number of stone outbuildings and a couple of buildings which are of more modern construction. There is also the main farmhouse sited on the farmyard.

2.0 THE PROPOSAL 2.1 The application seeks approval for the erection of two agricultural buildings on the area of trees at the entrance to the farm holding. The two buildings would be sited adjacent to each other, they would measure approximately 18m x 9m. The buildings would be constructed of concrete panels for the first 1.8m in height and then Tanalised timber boarding above. The roof would be finished with fibre cement sheeting. There would be door openings in the gable ends.

2.2 The buildings would have an overall floor area of approximately 334sqm.

3.0 PLANNING HISTORY 3.1 The most recent planning application was in 2008 for the erection of an agricultural building PA 08/01994/B, this application was approved.

4.0 DEVELOPMENT PLAN POLICIES 4.1 The application site is within an area of whiteland/open countryside identified on The Area Plan for the South 2013. Given the nature of the application it is appropriate to consider Environment Policy 15 of The Isle of Man Strategic Plan (20th June 2007).

5.0 CONSULTATIONS 5.1 Rushen Commissioners, in a letter received 20th November 2014, comment on the application. They have no objections.

6.0 ASSESSMENT 6.1 The key considerations in the assessment of the application are the agricultural justification, the impact upon the character and appearance of the site and surrounding area

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9 December 2014 14/01273/B Page 2 of 4 and whether the buildings would be appropriate in terms of their design, size, siting and finish.

6.2 The proposed buildings would be sited to the northern side of the farm track and entrance, this siting is very close to the existing buildings which would limit the overall visual impact of the buildings. The siting is considered to be acceptable in terms of the visual impact upon the landscape.

6.3 It is judged that the proposed buildings would be appropriate in terms of the size, design and finish and would be acceptable in terms of the proximity to the other outbuildings on the site.

6.4 The applicant has provided a letter in support of the application and indicates that the buildings will be used for housing cattle throughout the winter. Having visited the site, the outbuildings which are available are already being used for storage of machinery and feed, there are two buildings which appear to be used for the shelter of animals, but these are limited in size. The applicant has indicated that they have over 100 head of stock and at present they have to be fed outdoors, these buildings would provide shelter for the existing stock and any small increase in numbers. It is considered that there is agricultural justification for the buildings.

6.5 It is considered that there is sufficient agricultural need for the new buildings to outweigh the general policy against development in the countryside. It is judged that the siting, scale, materials and form would be appropriate for the use and would be within the main farm group. The proposed buildings are no closer to the farmhouse than the existing buildings and therefore the proposed buildings would not have an adverse impact upon the amenities of the farmhouse.

6.6 The proposed buildings would be sited adjacent to the Scholaby Road and while Environment Policy 15 advises against such siting the existing building group is already sited adjacent to Scholaby Road. The buildings would be visible from further up the Scholaby Road but they would appear as part of the main group of buildings. Given that the Scholaby Road slopes up away from The Level the group of farm buildings is not overly visible from The Level or even further afield. For these reasons it is judged that the proposal would not have an unacceptable impact upon the wider landscape.

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

7.0 PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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) The Highways Division of the Department; and (e) The local authority, Rushen Parish Commissioners in whose district the land the subject of the application is situated.

Recommendation

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9 December 2014 14/01273/B Page 3 of 4 Recommended Decision:

Permitted

Date of Recommendation:

09.12.2014

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 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.

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This approval relates to drawings 01 Rev B and P5520-01 date stamped 6th November 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 : 9/12/14

Determining officer (delete as appropriate)

Signed : Chris Balmer

Chris Balmer

Senior Planning Officer

Signed :... Sarah Corlett

Senior Planning Officer

Signed :... Michael Gallagher

Director of Planning and Building Control

Signed :... Jennifer Chance

Head of Development Management

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9 December 2014 14/01273/B Page 4 of 4