18 January 2023 · Planning Committee
Stables Field 2494 Ballig, Poortown Road, Peel, Isle Of Man, IM4 3nq
The proposal involves extending an L-shaped agricultural building (originally approved in 1998 for stables) by adding sections measuring 10.8m x 15.8m overall, finished in timber with a green shallow-pitched roof at 3m height, plus removal of a 66m sod bank, creation of new permeable hardstanding, and replacement sod b…
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The proposal was approved because it meets exceptions in GP3(f) for agricultural operations in the countryside, with a satisfactory agricultural need demonstrated via questionnaire for additional shel…
Environment Policy 15
Requires agricultural buildings close to existing structures, appropriate scale, sympathetic to landscape. Extensions physically join existing low-level building within tree clearing, no taller than existing, visible only through boundary gaps.
Environment Policy 1
Protects countryside for its own sake from harmful development. Proposal accepted as justified agricultural exception with acceptable visual impact.
Environment Policy 2
Protects countryside from unwarranted development. Extensions deemed not unwarranted due to agricultural need and minimal landscape harm.
Environment Policy 3
Avoids loss/damage to woodland. No harm expected as works in tree clearing with existing hardstanding buffers; DEFA Forestry no objection.
Environment Policy 4
Protects habitats. Sod bank loss mitigated by replacement (net 14m loss but reclaimed agricultural land), native planting; DEFA Ecosystems satisfied post-submissions.
Environment Policy 27
Enhances natural environment. Achieved via new sod banks, landscaping, planting secured by condition.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Agricultural use only
For the avoidance of doubt the existing building and the proposed extensions shall only be used for the keeping and care of horses and agricultural animals, and for any agricultural feed or equipment associated with the keeping and care of those horses or animals.
Removal if use ceases
In the event that the extension hereby approved is no longer used or required for the keeping and care of agricultural animals and for any associated agricultural feed or equipment storage, the extension hereby approved shall be removed and the ground restored to its former condition, within 6 months of the date the use ceased.
Permeable hardstanding
The new hardstanding area hereby approved, and the existing hardstanding area indicated to be re-surfaced (not including the existing access lane and turning area to the building) on 'Site Layout Plan SL01' shall both be finished in a permeable surface and retained thereafter.
Sod banks installation
The new sod banks hereby approved shall be fully installed within 12 months of the existing sod banks being removed. The new sod banks shall be installed in full accordance with those details shown on 'Site layout Plan SL01' and 'Sod Bank Section BAFSB01' and retained thereafter.
Landscaping and planting
All landscape planting detailed within the submitted 'landscape plan' and 'supporting statement' shall be carried out in the first planting season following the completion of the development or the occupation of the approved agricultural extension, whichever is the sooner. 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.
no objections
do not oppose
do not oppose subject to conditions
no objections
Highways, German Parish Commissioners, and DEFA Forestry have no objections to the application. Ecosystem Policy initially objected due to insufficient ecological justification for sod bank removal but later withdrew the objection with specific landscaping and timing conditions.
Key concern: insufficient justification for proposed sod bank removal and net loss for biodiversity
Highway Services Division
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.
Highway Services Division
No ObjectionHighways Development Control notes the additional information uploaded on 2 December 2022 and continues to not oppose this proposal.
Ecosystem Policy Officer
Objectionwe object to this application.; Our initial recommendation is therefore that this application is refused.; if Planning are minded to consider this application for approval then we request that an ecological assessment for lizards and breeding birds is undertaken
Ecosystem Policy Officer
Conditional No Objectionwe are happy with the ecological measures detailed in the Ballaneven farm landscape plan - native tree planting and sod bank creation - and believe that this provides appropriate mitigation; The tree species listed in the Officers Notice to Additional Plans are also appropriate.
Conditions requested: landscaping secured via condition on approval; all vegetation removal (not including sod bank removal) to be undertaken outside of the nesting bird season (March to August inclusive); sod bank that connects to the Poortown Road is removed during the lizard active season (April to September) starting from the mid-section outwards
DEFA Forestry
No Objectionthe Directorate has no objections to this proposal.
German Parish Commissioners
No ObjectionMy Commissioners have no objection to this application.
