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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/00725/B Applicant : Mr David Creasey Proposal : Erection of an agricultural building Site Address : Little Gibdale Farm And Field 434567 Bayrauyr Road St Marks Ballasalla Isle Of Man IM9 3AT
Planning Officer: Mr Paul Visigah Photo Taken : Site Visit :
Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 16.08.2021 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. The building hereby approved may only be used for agricultural/equestrian purposes.
Reason: the countryside is protected from development and an exception is being made on the basis of agricultural/equestrian need. As such the buildings must be used for the purposes for which it is approved.
C 3. The agricultural/equestrian building hereby approved shall be removed and the ground restored to its former condition in the event that they are no longer used or required for agricultural/equestrian purposes.
Reason: The buildings have been exceptionally approved solely to meet agricultural/equestrian need and their subsequent retention would result in an unwarranted intrusion in the countryside.
C 4. The Agricultural Building shall be used in associated with Little Gibdale Farm and Field 434567, Bayrauyr Road, and the Ballakilmartin Farm site; defined in red and blue on the Site Location Plan date stamped and received 15 June 2021, and Site Location Plan with Ownership Annotated received 11 August 2021.
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Reason: In view of the location of the site in this rural part of the countryside; the Department has assessed the impact of the proposal on the basis of the specific use and the documents submitted.
This application has been recommended for approval for the following reason. Overall, the proposal is considered acceptable in terms of both agricultural need and visual impact, and broadly accords with Environment Policies 15, 1 and 2, and General Policy 3 of the Strategic Plan.
Plans/Drawings/Information;
This approval relates to:
o the Location Plan, Site Plan, Plans and Elevations and Supporting Information date stamped and received 15 June 2021; o Photographs received 2 August 2021; and o Planning Statement, Plans and Elevations showing subdivided layout of proposed building, Location Plan of Ballakilmartin Farm Site Onchan, and Roof Plan showing subdivided layout of Building, date stamped and received 10 August 2021. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The site comprises Field 434567 which sits to the east of an unmade road which runs parallel with the A3 Ballamodha Straight to the north of the Bayrauyr (B30). Access to the site is shown as coming from the A3 opposite a residential property known as Ballaglea and to the south of two dwellings which were formed from the conversion of former agricultural/equestrian buildings. The access heads east off the A3 and turns sharp south just to the south of Close Clark, another residential property then heads south to the site and the road continues south until it joins the B30.
1.2 Beesland sits 234m southwest of the site, while The White Lodge sits 203m northwest of the site. Where the unmade road meets the B30 to the south of the site, there are two properties either side of the road - Esperance The Gate and Thornhill and opposite these are Ballajuanvark, The Gate and The Gate Lodge.
2.0 THE PROPOSAL 2.1 The application seeks approval for the erection of an agricultural building. The building would be 15m wide, 20.1m long, with a ridge height of 6.1m (4m to eaves), with the floor area covering a footprint of 301.5sqm. The building will be of steel frame construction and would be clad in 1000 x 30 x 0.5mm thick Plastisol Coated Metal Sheets finished in Anthracite Grey or merlin Grey.
2.2 A 5m x 4.5m roller shutter door and a pedestrian access door would be installed on its south elevation, a 4.8m x 3.7m slide door on the east elevation, while a pedestrian access door will be installed on the north elevation. 16 GRP roof lights would be installed on its roof pane which would be finished in natural grey profile 6R single skin fibre cement roofing.
2.3 The applicant advises that the farm has some 38 acres (9 acres owned and 29 rented on agricultural tenancy), with an additional 82 acres held in Ballakilmartin Farm in Onchan. This
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farm mainly supports arable farming although the Little Gibdale Farm supports 5 horses and 12 poultry. There is a stable situated directly southwest of the proposed building (only separated by a farm track), which houses the horses within the broader site area which is marked blue as land within the ownership of the applicant.
2.4 The applicant indicates that the new building would be used to house farm machinery comprising a crop sprayer, a fertilizer spinner, a power harrow, a tractor, which are currently stored in the open as they were moved from the Ballakilmartin Farm site due to two criminal incidents (involving vandalism and damage). The applicants further advises that the machinery are now starting to deteriorate quickly and as such would need to be stored in a secure facility, hence the current application to erect the new building which would be close to the existing stable and farm dwelling on the site.
2.5 The applicant has provided additional information in the form of: i. Photographs which show the machinery to be stored within the facility. The photos show that some of the machinery would be about 8m long when lowered and parked within the facility.
ii. Map showing the land available at Ballakilmartin Farm site which would be supported by the machinery to be stored within the proposed building.
iii. Information on the agricultural activities are the Ballakilmartin Farm site which includes: o Land at Ballakilmartin in Onchan which is the grass operation which results in two cuts of silage and haylage each year with a big cut of hay.
o Their agricultural business number is AB1733.
o There are already stables on this holding situated to the south of the proposed building, approved under 07/02173/B along with a dwelling, occupied by the applicant, which was approved as a conversion of the former barn on the site, under 01/00677/B.
o The farm buildings at Ballakilmartin are currently unsupervised as the existing farmhouse is unoccupied. As such, the security of the buildings and items stored in them is at risk and indeed, in July 2020 there was a fire at this site which caused significant damage to farming machinery. This damage was put at more than £9,000 along with the destruction of hay bales. A public footpath runs through the farmyard (RA900).
o Ballakilmartin Farm lies within an area of an area of High Landscape or Coastal Value and Scenic Significance with an area of Woodland (these trees are Registered) where are the current buildings, most of which are stone and of some age along with two newer buildings slightly outside the original farm group, along with the original farmhouse.
o The proposed building is intended to accommodate existing equipment and vehicles associated with the operation of both holdings for a mix of agricultural and equestrian uses to ensure that the items are secure and protected from the weather. The building will be used for the storage of hay, two tractors, mowing equipment, haymaking equipment, trailers, horse trailers and there will also be a further five or six loose boxes (each 3m x 4m), washroom, tackroom and feed area.
o The land is Class 3 on the Government's Agricultural Soils Capability Map.
3.0 PLANNING POLICY 3.1 The application site is within an area of land not zoned for development on the Area Plan for the South (2013), and the Landscape Assessment indicates the site as being within an area is characterised as being "Incised Inland Slopes". The site is not within a Conservation
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Area, nor within an area zoned as High Landscape or Coastal Value and Scenic Significance. The site is also not within a flood risk area.
3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application.
3.3 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: (f) building and engineering operations which are essential for the conduct of agriculture or forestry;
3.4. 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."
3.5 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.
3.6 The Area Plan contains landscape proposals and guidance and for this area, which states thus: "Ballamodha, Earystane and St Marks (D14) The overall strategy is to conserve and enhance the character, quality and distinctiveness of the area, with its wooded valley bottoms, its strong geometric field pattern delineated by Manx hedges, its numerous traditional buildings and its network of small roads and lanes. The strategy should also include the restoration of landscapes disturbed by former mining activities. Key Views Distant views prevented at times by dense woodland in river valleys and by the cumulative screening effect of hedgerow trees, which tend to create wooded horizons. Open and panoramic views out to sea from the higher areas on the upper western parts of the area where there are few trees to interrupt views."
3.6.1 Paragraph 3.23: Implications of the Landscape Character Assessment iv. Sensitive location of new buildings and the use of screen planting.
4.0 PLANNING HISTORY
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4.1 Approval was granted for Erection of a stable block under PA 07/02173/B. This was approved by the Planning Committee in February 2008.
4.2 The site is the subject of an ongoing application related to the Creation of 6 glamping huts/units and associated facilities under PA 20/01552/B which is not considered to be materially relevant to the current application.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is 'No Highway Interest' in a letter dated 1 July 2021.
5.2 DEFA's Inland Fisheries confirm that they have no objection to the application, provided that there is no adverse effect on the adjacent watercourse (21 July 2021).
5.3 Malew Parish Commissioners have no objection (9 July 2021).
6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are: i. the principle of the development; ii. the visual impact of the proposed development on the character and appearance of the countryside and surrounding landscape in terms of siting, design, size and finish.
6.2 THE PRINCIPLE (GP 3, EP 15) 6.2.1 The starting point for any development within the countryside (i.e. not zoned for development) is General Policy 3, which allows an exemption for essential agricultural buildings, and Environment Policy 15, which requires that the Department is satisfied that there is agricultural or horticultural need for a new building, sufficient to outweigh the general policy against development in the countryside. In the case of this application there has been extensive supporting information submitted demonstrating the need for the new building to support agricultural needs, given the land area available to the applicants to support their agricultural activities which are substantial.
6.2.2 The applicant has also demonstrated through a well annotated building subdivision indicating the proposed use of the various sections of the building. This clearly indicates that the building would ensure that operations associated with both holdings for a mix of agricultural and equestrian uses would be facilitated; as the building would ensure that the items (existing equipment and vehicles) are secure and protected from the weather. Moreover, the site for the proposed building is within Class 3 on the Government's Agricultural Soils Capability Map which is not particularly suitable for cultivation due to the inherent limitations in using this type of soil and as such it is not considered that the development would diminish soils suitable for cultivation. Whilst it is noted that proposed building would support some equestrian storage, the scale of use for equestrian-related activities is minimal. Besides, the scheme would not result in any adverse impacts on the landscape, local amenity, highway safety or good quality agricultural land and as such it is considered that the limited equestrian use and these stated conditions would enable the development pass the tests stipulated in Environment Policies 19, 20 and 21.
6.2.3 In considering the acceptability of the location of the building at a site that would be different from the over 82 acres held in Ballakilmartin Farm in Onchan, where the majority of the farm holding is situated, it is noted that the Ballakilmartin Farm location is not appropriate considering the reasons that have been clearly articulated in the supporting statements (information); given that there is no occupied dwelling to provide supervision and the security of this site which has already been demonstrated to be compromised.
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6.3 THE VISUAL IMPACT OF THE PROPOSAL 6.3.1 The proposed building is fairly typical in its size and comparable to those agricultural buildings in the immediate area. The close proximity to the existing buildings within the Little Gibdale Farm site, and the main dwelling on the broader site area would help to contain the spread of development across the countryside, enabling the building is to be read in conjunction with the existing building cluster. Moreover, the scale, materials, colour, siting and form of the proposed building would ensure that it is sympathetic to its environment.
6.3.2 It is also vital to note that the building would not be publicly visible even through there is a public highway to the west, as the view into the site is screened by an existing tree belt situated on the eastern boundary of farm track which runs parallel to the Foxdale Road (A3) and west of the proposed location. As such, it is not considered that the proposed location would result in any visual impacts on the wider landscape, enough to warrant refusal as the location would ensure the scheme aligns with Environment Policy 15 which requires that such development must be sited as close as is practically possible to existing building groups, being sympathetic to the landscape and built environment of which they will form a part.
6.3.3 It is also considered that the works would not harm the character and quality of the landscape. Based on the foregoing, the proposal is considered to accord with both EP1 and EP15.
7.0 CONCLUSION 7.1 In summary, the proposal is considered acceptable in terms of both agricultural need and visual impact and broadly accords with the aforementioned policies of the Strategic Plan. The application is therefore recommended for approval.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 4(2) who should be given Interested Person Status.
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __
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I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made: Permitted Date: 19.08.2021
Determining officer
Signed : J SINGLETON Jason Singleton Principal Planner
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