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The site represents the curtilage of two parallel barns located at Upper Howe Farm, Braddan. The barns sit to the south-west of the site and within the cluster of farm buildings which includes the main farm house, barns and other associated agricultural buildings and a pair of recently refurbished cottages converted to tourist use (PA07/00821/R and PA01/02310/A respectively). The site is accessed by a road which runs parallel and south of the site.
The relevant plan document for consideration in relation to the application site is the 1982 Development Plan Order. Under the plan, the application site the application site is identified within an area that is recognised as being of high landscape or coastal value and scenic significance.
It is considered that Environmental Policy 15 of the Isle of Man Strategic Plan is relevant to this application. It 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.'
Planning application 01/02310/A sought approval in principle for the conversion of farm buildings to holiday accommodation. This was permitted on the 4th April 2002.
Planning application 07/00821/R sought permission for the retention of refurbishment works to the two existing cottages.
This application seeks permission for the erection of a lean to extension to the existing barns. This would be located to the south of the barns on a piece of land currently used for open-air storage. The proposed extension would be approximately 28 m by 22 m and would have a maximum height of approximately 5 m where it would join to the existing south side elevation of the barn. It is indicated that the proposed extension would be constructed from blockwork up to approximately 1.5 m with tantalised Yorkshire boarding above. The pitch of the roof is indicated as being 6 degrees. The roof is to be covered with fibre cement sheeting.
The Department of Transport Highways Division does not oppose this application. Braddan Parish Commissioners have no objection to this application. The Manx Electricity Authority has attached a note relating to underground cables.
We have received no privately written representations in relation to this planning application.
The use of the proposed extension is indicated as 'agricultural' and although no additional information has been submitted to support the need for the extension, the scale of land farmed by this agricultural holding would suggest that the extension is established.
The location of the proposed lean to extension is considered to be acceptable as it would be within what is a well-defined and compact cluster of farm buildings. The materials, construction and design are also considered to be appropriate for the agricultural purpose of the extension.
The extension would be situated to the south of the existing cottages now converted to holiday accommodation. Consideration must therefore be given as to whether the proposed extension would represent any unacceptable adverse impacts to these.
The proposed extension would possibly cause some loss of light to the rear aspect of the closest cottage however this is not considered to be to a level sufficient to warrant a refusal. It should be noted that these are tourist cottages and as such would be inhabited only for certain periods of the year. There would be no adverse impact on the main residential dwelling house of the farm.
Overall this proposal is considered to be acceptable and is therefore recommended for approval.
It is recommended that the application be permitted.
It is considered that Braddan Parish Commissioners and the Department of Transport Highways Division accord with the requirements of Planning Circular 1/06 and are therefore afforded interested party status.
Accordingly the following parties are not granted Interested Party Status:
The Manx Electricity Authority
Recommended Decision: Permitted
Date of Recommendation: 14.09.2007
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. This permission relates to GA 1, GA 2, GA 3 and GA 4 submitted and date stamped 20th July 2007.
C 3. The extension must only be used for agricultural purposes.
N 1. There are Underground Cables/Overhead Lines present in the area indicated in you Planning Application. Please contact our Network Operations Department, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site. Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 &
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 : 24/01/07
Signed : [Handwritten signature]
M. I. McCauley Director of Planning and Building Control
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