**Document:** Officer Planning Report **Application:** 12/00206/B — Erection of a storage building for estate maintenance vehicles and gardener's tools **Decision:** Permitted **Decision Date:** 2012-03-27 **Parish:** Santon **Document Type:** report / officer_report **Source:** https://planningportal.im/a/2343-santon-arragon-moar-church-road-storage-building-estate/documents/1266170 --- # Officer Planning Report Case Officer: Mr Chris Balmer Photo Taken: 27.02.2012 Site Visit: 27.02.2012 Expected Decision Level: Officer Delegation ## Officer's Report ### 1.0 The Site 1.1 The application site is Arragon Moar, Church Road, Santon, which comprises of a number of substantial buildings within the Arragon Moar Estate, which include the newly constructed dwelling house, the converted barns and a large orangery building set in 185 acres of land. The site has various accesses, but the main access is from the Old Castletown Road to the north of the site via a long driveway. ### 2.0 The Proposal 2.1 The application seeks approval for the erection of a storage building for estate maintenance vehicles and gardener's tools. 2.2 The proposed barn would be sited approximately 110 metres to the north of the main dwelling house and to the westerns side of the main driveway. The proposal would have a width of 30 metres, a depth of 10.4 metres and a ridge height of 6.5 metres and would be finished in olive green corrugated profile sheeting. 2.3 The applicants have indicated that the estate employs a full time gardener, facilities manager and contract gardeners as necessary. The estate owns eight large agricultural vehicles for general horticultural maintenance i.e. clearing ditches, mowing, digging, rolling, sowing etc. 2.4 The applicants have provided a list of the machinery currently on site and the usage as follows: a. Kubota - digger/ditch clearance and soil scraper; b. Dumper - soil/compost/general transporter of bulk items; c. Loadall - lifting bales, sacks, pallets etc; d. JCB - digging, scraping, ploughing; e. John Deer and trailer - trimmer/cutter and trailer; f. Roller - rolling soil, levelling ground; g. Iseki - Commercial grass cutter / trimmer; h. Isuzu - 4 wheel drive/transporter; and i. Large selection of mowers and general gardening equipment [Table omitted in markdown export] ## 3.0 Planning Policy 3.1 The application site is within an area of 'white land', not zoned for development under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; but is within an area zoned as High Landscape or Coastal Value and Scenic Significance. 3.2 The following policies are relevant to be considered:- "General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: - (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); - (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); - (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; - (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); - (e) location-dependent development in connection with the working of minerals or the provision of necessary services; - (f) building and engineering operations which are essential for the conduct of agriculture or forestry; - (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and - (h) buildings or works required for interpretation of the countryside, its wildlife or heritage." Environment Policy 1: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative." Environment Policy 2: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: - (a) the development would not harm the character and quality of the landscape; or - (b) the location for the development is essential." "Environment Policy 15: 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." ### 4.0 Planning History 4.1 The previous planning applications are considered relevant in the assessment and determination of this application:- Renovation of existing outbuilding to form ancillary residential accommodation and electricity substation - 04/00174/B - REFUSED Erection of a replacement dwelling and formal gardens - 03/01357/B – APPROVED Amendments to previously approved renovated outbuildings (A and A1) - 03/00979/PART – APPROVED - (b) Reconstruction of blocks B, C and D to form two bedroom dwelling, first floor managers flat and ancillary garaging/plant accommodation - 03/00979/B – REFUSED Alterations to access and farm driveway - 03/00528/B – APPROVED Erection of detached orangery - 03/00279/B – APPROVED Alterations and extensions to previously approved renovated outbuildings - 02/01799/B – APPROVED Amendment to approved dwelling (PA 00/1762) and conversion of redundant barn to provide temporary accommodation and then to provide - 01/01121/B – APPROVED Conversion of farm buildings to create staff accommodation, offices, garages, workshops and storage - 01/00567/B – APPROVED Amendments to design of approved replacement dwelling - 00/01762/B – APPROVED Amendments to design of approved replacement dwelling - 98/02143/B – APPROVED Replacement of existing dwelling and refurbishment of existing buildings - 95/00701/B – APPROVED Approval in principle for redevelopment & refurbishment of dwelling and outbuildings with landscaping - 92/00264/A - APPROVED ### 5.0 Representations 5.1 At the time of writing this report no representations have been received. ### 6.0 Assessment 6.1 The starting point for any development within the countryside (i.e. not zoned for development) is General Policy 3 of the Isle of Man Strategic Plan. Criterion (f) could be considered of most relevance, although the applicant is not a farmer, but the machinery proposed to be stored within the barn is for the up keep of the land which includes agricultural fields. This policy states that development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of those buildings which are essential for the conduct of agriculture or forestry. 6.2 The applicant is not a farmer, although he does lease out land to local farms for grazing cattle and sheep. The proposal would not be used in connection with farming activities (i.e. growing of crops), but for general maintenance of the estate and formal gardens adjoining the house. Due to these reasons careful consideration needs to be given to whether a barn as proposed is justified and does not have a significant impact upon the visual amenities of the countryside. 6.3 In terms of policy and justification for the proposal, it should be first noted that such a proposal does not necessarily require to be connected with a farm holding with a full time labour unit. What does need consideration is whether the amount of building, and yard proposed is disproportionately large in relation to the proposed usage. 6.4 The applicant has indicated that they currently own all the listed machinery. The applicant does appear to have need for the machinery on site, and is arguable the amount of machinery on site is what you would generally expect to find on sizeable estate. 6.5 Putting the agricultural justification to one side, further consideration of Environmental Policy 15 is required. This policy also states that generally new agricultural buildings 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. This is particularly important given the site is within an area identified as being High Landscape or Coastal Value and Scenic Significance. 6.6 The policy indicates that 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. 6.7 The proposed barn would be sited on a parcel of land which is not currently used for agricultural activities (for a number of years being used as a building compound/storage of building materials). 6.8 It is important to also note that the ground level where the barn would be sited is approximately 2.4 metres below that of the driveway ground level. This level difference enables the proposal to be 'dug in' to the ground and therefore reducing the visual appearance. The proposal would also benefit from the existing and proposed landscaping which exists along the western sides of the driveway, adjacent to the site. 6.9 In terms of the visual appearance the proposal would not be overly apparent from public view, namely from the Old Castletown Road and the New Castletown Road given the distance, landscaping between the barn and the highways and the topography of the land. 6.10 It is also important to consider that given the substantial size, height and position of the dwelling on the horizon, if views are obtained of the barn from the highways, the appearance of the dwelling would draw the eye away forming a visual distraction; therefore the prominent view of the site would remain as being the dwelling. 6.11 The barn could be sited physically closer to this the existing dwelling and outbuildings within the estate, however, this would perhaps impact upon the visual appearance of the dwelling, which whilst a modern constructed property, is very unique design and placing a modern barn would detract from this. The ground level of the site is also below the ground level of the main dwelling house; therefore its current siting would have a less of a visual impact than if it was located closer to the dwelling. 6.12 The proposed barn would have the appearance and finish of an agricultural barn, very similar to other barns found throughout the Island. 6.13 Overall, if it was accepted that there are reasons to allow the building, its siting, size, design and finished materials would be acceptable in relation to Environmental Policy 15. 6.14 In terms of the potential impact of the barn upon the residential amenities, it is considered given it height, siting, existing landscaping and the substantial distance from neighbouring properties the proposal would have no adverse impact. ### 7.0 Recommendation 7.1 The proposal is finely balanced; on one hand the site is not zoned for development and given the lack of agricultural justification (i.e. working farm) in the strictest terms, it could be argued there is insufficient justification to outweigh general planning policy. 7.2 However, it could be argued that the proposed use of the barn for the storage of agricultural/gardening equipment for the use and upkeep of the estate is acceptable. Furthermore, the location of the barn could be considered to be an appropriate location for such development, given the design and size of the barn, fairly close proximity to existing dwelling/outbuildings (i.e. not in a isolated position), and being well screened from public view and within the open countryside. 7.3 If the application is approved, all of the agricultural machinery should be required to be stored within the building, i.e. the storage of machinery of any type outside is not permitted (except compost bins as shown on plan 500-PL-01). Furthermore, a condition requiring further planting along the northern and western boundaries of the barn/yard area should be required to help further reduce the potential views of the site. ### 8.0 Party Status 8.1 It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007), and it is recommended that the application be approved. Santon Commissioners 8.2 The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 22.03.2012 ## Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals ### C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. ### C 2. This approval relates to the Erection of a storage building for estate maintenance vehicles and gardener's tools as proposed in the submitted documents and drawings 500-PL-03, 500-PL-00, 500-PL-01, 500-PL-02 and 1109 J 01 all received on 10th February 2012. ### C 3. The approval hereby given allows for the storage of agricultural vehicles or vehicles associated with the up keeping of the land associated with Arragon Moar estate. There must be no storage and/or maintaining of any machinery of any type outside the barn hereby approved. ### C 4. All external finishes (elevations, doors and the roof) are to be finished in a dark green/olive green colour and retained thereafter. ### C 5. No development shall take place until full details of soft landscaping works have been submitted to and approved in writing by the Planning Authority and these works shall be carried out as approved. Details of the soft landscaping works include additional planting along the northern and western boundaries of the shed/yard area. All planting shall be carried out in accordance the approved details in the first planting and seeding seasons following that first occupation. Any trees or shrub 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 the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. Decision Made : Permitted Date : 23/3/12 ### Determining officer (delete as appropriate) Signed : A. H. O. S. Anthony Holmes Senior Planning Officer Signed : Signed : Sarah Corlett Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control Jennifer Chance Michael Gallagher Director of Planning and Building Control Jennifer Chance Development Control Manager 22 March 2012 Development Control Manager 22 March 2012 --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/2343-santon-arragon-moar-church-road-storage-building-estate/documents/1266170*