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The application site is Ballacunner, Smeale Road Andreas. The site is within an area not zoned for development. The application is a result of previous application for an agriculture building and polytunnels. The application was refused for the following reasons.
1) The proposed building would by reason of its height, siting, massing and design introduce a prominent and incongruous feature into the landscape, which would cause demonstrable harm to the openness and character of the countryside and would be detrimental to the visual amenities of the locality. Furthermore, the applicant has not demonstrated that there is sufficient need to justify an excessively large building within the countryside to the detriment of the visual amenities of the locality.
2) The applicant has not provided any evidence to demonstrate why other outbuildings within the application site are unsuitable for the proposed uses and therefore it would be inappropriate to allow a new building without first considering this information.
The applicants have demonstrated that the existing buildings within the farm complex are unsuitable due to size or condition for agricultural equipment. I therefore consider the need for a building to be demonstrated.
The applicant has also clarified the purpose of the building so as to overcome the initial concerns of the planning committee. The purposes proposed are related to agriculture. However, I am concerned about the partial use of the building for hygienic jar storage area, microscopic lab area and a computer for morphology with access to a further are for extraction, bottling, labelling and storage of honey.
The applicants are proposing establish approximately 75 nucleus hives requiring winter storage for the Manx native bee programme. Considering the intensification of the proposed hives it will need associated facilities which this application is proposing. On balance I consider the associated use to be acceptable with the bee keeping that is being proposed.
Prior to the application, the applicant indicated that the proposed site would involve some earth works to be undertaken to allow the building to set lower in the landscape. Clarification has been sort via the agent, who has advised the site is flat. The applicants are proposing to have the gable end of the building facing towards the public highway instead of the side elevation, which is 18m in length. The structure will be visible from the Smeale Road. I consider a further condition requiring additional landscaping would help to screen the building from the public highway.
Recommended Decision: Permitted
Date of Recommendation: 15.09.2006
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the erection of an agricultural building as shown in drawing numbers 1034/1, 1034/2 and 2757/1 Rev A date stamped 19th June 2006, Planning Statement, letter and sketch plan from Guy J. Thompson dated 14th September 2006, Letter from Guy J. Thompson date stamped 31st August 2006
C 3.
The building shall be used for agricultural purposes in accordance with the sketch plan submitted on the 14th September 2006
C 4. All box profile and colourcoat sheeting must be dark green in colour.
C 5. No development shall take place until full details of a landscaping scheme to be carried out have been submitted to and approved by the planning authority. All planting shall be carried out in accordance the approved details in the first planting and seeding seasons following the completion of the development. Any trees or shrubs which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the planning authority gives written consent to any variation.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date: 20/9/06
Signed: Huidan in the absence of the Director on leave M. I. McCauley Director of Planning and Building Control
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