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The application seeks approval for the erection of an agricultural building at Chibbenagh Farm, St Marks Road, Braaid. The building is to be sited along side two existing farm buildings located within field 321796 and close to the existing farm group.
The site is identified by the 1982 Development Plan Order as being within an 'Area of High Landscape or Coastal Value and Scenic Significance'. The site is within the parish of Marown.
Environmental Policy 14 of The Isle of Man Strategic Plan 2007, 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.
The following previously submitted planning applications are considered to be relevant to this application:
PA 04/01744/B sought permission for the erection of a cattle shed. This was permitted 29th September 2004. PA 05/01522/B sought permission for the erection of an extension to an existing agricultural building. This was permitted 20th October 2005.
This proposal seeks permission to construct an agricultural building immediately adjacent to an existing building located in field 321796. There are currently two large agricultural buildings located in this field that are able to be viewed from the A26 road. These are close to the existing cluster of farm buildings. The new building would be located on the southern elevation of the existing agricultural building and would therefore represent development closer to the A26 than at present.
The proposed building would be the same length as the existing buildings on the site but would be wider, measuring approximately 12m in width. The height of the proposed building would also exceed that of the existing agricultural buildings, measuring approximately 5.2m with a roof pitch of 15 degrees.
The Department of Transport Highways Division does not oppose this application and Marown Parish Commissioners do not object to the proposal.
We have received no privately written representations in relation to this application.
There are no objections to the planning application. Given the extent of the amount of land farmed by the applicant, expressed in a supporting letter as being approximately 100 acres plus a further 180 acres of seasonal rented ground, I would accept that there is sufficient agricultural need for the new agricultural building.
The siting of the building would appear to be the most suitable in terms of maintaining the existing farm building group however the proximity to the A26 must be further assessed.
A site visit undertaken 4th September 2007 ascertained that the existing farm buildings located in the field are clearly visible from the road. The construction of a large agricultural building closer to the road than the existing buildings would increase the visual impact from the A26. It is considered that this would perhaps be acceptable if a suitable landscape scheme was to be implemented in order to mitigate the visual impact associated with this development proposal.
Should an adequate level of screening be provided, this location would allow the proposed building to be sited within the farm group of buildings whilst not causing an unacceptable loss of amenity to the farm dwelling house. However without a suitable level of screening the visual impact of this development would be considered unacceptable. Therefore this recommendation is for approval on condition that an appropriate landscaping scheme is agreed by the planning authority prior to any works being carried out.
I recommend that the planning application be approved.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:
Department of Transport Highways Division does not oppose this application and Marown Parish Commissioners
Recommended Decision: Permitted
Date of Recommendation: 04.09.2007
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. The building must only be used for agricultural purposes.
C 3. No development may commence until there has been approved by the Planning Authority a scheme of landscaping which includes indications of species, planting spaces and planting locations.
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
C 4. The roof must be finished in green to match those on the adjacent farm buildings to the north.
C 5. This permission relates to the drawings 01207/1, 01207/2, 3646-01 and supporting letter submitted and date stamped 26th June 2007.
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 : 10/9/07
Signed : M. I. McCauley Director of Planning and Building Control
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