Planning Officer Report

Planning Officer Report And Recommendations {{table:377881}} {{table:377880}}

Officer's Report

The Application Site

1. The application site comprises a field located on the western side of Narradale Road in Lezayre. The field, which forms part of the farmholding of Cronkaalin Farm, contains an agricultural worker's dwelling and an existing barn.

The Proposal

1. The proposal comprises the extension of the existing barn located within the application site. The proposed barn extension is of roughly similar size of the existing barn but due to changes in site levels is stepped down from the existing barn.

Planning History

1. The application site has been the subject of a number of previous planning applications, the following of which are considered specifically material to the assessment of this current planning application:

1. Planning application 07/00389/B sought planning approval for the erection of an agricultural building on the application site. This previous planning application was approved on the 27th April 2007.

1. Planning application 08/00369/B sought planning approval for the erection of a farm worker's dwelling with detached garage on the application site. This previous planning application was approved on the 25th July 2008. However, a subsequent appeal against the approval was upheld and an appeal refusal decision was issued on the 10th December 2008.

1. Planning application 08/01894/B sought planning approval for the erection of an agricultural building on the application site. This previous planning application was approved on the 14th May 2009.

1. Planning application 09/01666/B sought planning approval for the erection of two agricultural buildings on the application site. This previous planning application was withdrawn before any decision was made.

1. Planning application 11/01355/B sought planning approval for the erection of a farm worker's dwelling and extension to existing barn on the application site. This previous planning application was approved on the 8th February 2012.

Planning Policy

1. In terms of land use designation the application is not designated for any site specific purpose but is just within a wider area of land defined as being of high landscape value and scenic significance under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982.
2. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application.
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 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;
• (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." 12. Environment Policy 2 states: "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." 13. 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.

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."

Representations

1. Lezayre Parish Commissioners recommend that the planning application be approved.
2. The Department of Infrastructure Highways Division does not oppose the planning application.

Assessment

1. Under the provisions of General Policy 3 one of the listed exceptions to the presumption against development outside of areas zoned for development is building and engineering operations which are essential for the conduct of agriculture. This is further reinforced by the provisions of Environment Policy 15. As such, the basic principle behind the proposed development is acceptable provided the need for the proposed agricultural building is justified and the impact of the proposed development on the landscape as an area of high landscape or coastal value and scenic significance is appropriate.
2. In order to properly assess the need for the proposed development advice was sought from the Department of Environment, Food and Agriculture. Their Agricultural Advisor has considered the proposal and provided a detailed assessment of what is proposed. In conclusion, they found that there is a current shortfall in agricultural building space for the operation and that the proposal would benefit the agricultural enterprise. On the basis of that assessment it is concluded that there is sufficient agricultural justification for the proposed development. As such, the proposal qualifies as an exception to the presumption against development under the provisions of General Policy 3. The siting of the proposed development, which is an extension of an existing barn, within the farm group satisfies the relevant provisions of Environment Policy 15 in respect of siting and impact. Based on this and the relative visibility of the existing barn, and therefore the likely visibility of the proposed extension, is also considered to satisfy the provisions of Environment Policy 15 in so far as it is concluded that the proposed development would not harm the character and quality of the landscape.
3. The proposed development is sufficient distance from residential property so as not unduly harm private amenity. As access from the site onto the adjoining highway is unchanged by the proposal there is no discernible impact on highway safety. No other obvious material planning considerations are affected by the proposal.

Recommendation

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

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Lezayre Parish Commissioners.

1. It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Department of Infrastructure Highways Division. Recommendation Recommended Decision: Permitted Date of Recommendation: 18.02.2013 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.

C 2.

This approval relates to drawing nos 001, 002, 101, 102, 103 and 104 date stamped the 21st January 2013.

C 3.

The agricultural building extension may be used only for agricultural purposes.

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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 : __________________________ Determining officer (delete as appropriate)

Signed : __________________________

Anthony Holmes

Signed : __________________________

Sarah Corlett

19 February 2013

13/00064/B

Senior Planning Officer	Senior Planning Officer
Signed :... Michael Gallagher Director of Planning and Building Control	Signed :... Jennifer Chance Development Control Manager