7 February 2022 · Planning Committee
Field 310653, Staarvey Road, Peel, Isle Of Man, IM5 2aj
The proposal involves constructing two cattle shelters with green fibre cement roofs, concrete walls with timber boarding, and concrete floors, plus two concrete silage pits and permeable yard hardstanding, on sloping agricultural fields adjacent to an existing barn.
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The proposal was approved because it complies with General Policy 3 (allowing essential agricultural buildings outside zoned areas) and Environment Policy 15 (requiring agricultural need outweighing c…
General Policy 3
Permits building operations essential for agriculture outside zoned areas. Officer assessed the cattle shelters and silage pits as justified by farm's ~400 cattle needing winter shelter for ~200 more, supported by planning statement and prior approval, outweighing countryside location.
Environment Policy 15
Requires agricultural need sufficient to outweigh countryside policy, sited close to existing groups, appropriate scale/design sympathetic to landscape. Proposal sited next to existing barn below road level, with muted green materials, found acceptable despite High Landscape Value designation.
General Policy 2
Development control including landscape impact and wildlife protection. Applied via condition for lizard/frog mitigation plan to address habitat loss.
Environment Policy 22
Prevention of pollution. Condition requires open roof ridges for ventilation and non-permeable silage pit bases to prevent watercourse contamination.
Environment Policy 4
Protection of ecology. Condition mandates ecological consultancy plan for viviparous lizard and common frog habitat replacement.
Environment Policy 5
Protection of ecology. Linked to ENV4 for mitigation of protected species habitat loss.
Materials - external sheeting colour
All external sheeting of the proposed buildings shall be a dark green or olive green colour. Reason: to minimise the visual and landscape impact of the buildings.
Agricultural use only
The buildings and the site shall be used only for agricultural purposes. Reason: the proposal has been approved only due to being required for agricultural purposes in accordance with General Policy 3 of the Strategic Plan (2016).
Ventilation and non-permeable bases
The proposed buildings must be fitted with open protected roof ridges to provide suitable ventilation for livestock and the silage pits provided with a non permeable base to prevent contamination of the adjacent water course. Reason: to protect the wider environment in accordance with Environment Policy 22 of the Strategic Plan (2016).
Lizard and frog mitigation plan
Within 1 month of this decision becoming final details shall be submitted to the Department which set out measures for a viviparous lizard and common frog mitigation and enhancement plan. The plan shall be created by a suitable qualified ecological consultancy and include details of replacement habitat features appropriate for frogs and lizards and a timescale for implementation. No further work shall take place on the site until the plan is approved, and the development shall be carried in accordance with the approved details. Reason: in order to mitigate for the loss of habitat and comply with General Policy 2(d) and Environment Policies 4 and 5 of the Strategic Plan (2016).
Removal if disused
In the event that the shelters hereby approved are not used for a period exceeding 12 months they shall be removed from the site within 18 months of their last use. Reason: in order to protect the countryside and because the development has been approved due to agricultural need.
No Highways Interest
happy with condition as suggested by DEFA Biodiversity
DEFA Biodiversity requested deferral pending further information on protected species and potential surveys, while DOI Highways stated no highways interest.
Key concern: protected species present on/adjacent to site requiring further surveys
DEFA Biodiversity
Conditional No ObjectionWe have records of 3 species protected under the Wildlife Act 1990 on or immediately adjacent to site; request that determination of this application is deferred until we have received more information about the condition of the land; Should the information show that the field is likely to still contain protected species then further surveys may be required
Conditions requested: defer determination until more information about the condition of the land received from agent; further surveys undertaken prior to determination if information shows field likely to contain protected species
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 20 Oct 21
