**Document:** Planning Officer Report **Application:** 12/01036/B — Erection of an extension to existing agricultural building **Decision:** Permitted **Decision Date:** 2012-09-20 **Parish:** Patrick **Document Type:** report / officer_report **Source:** https://planningportal.im/a/3156-patrick-ballamoar-farm-extension/documents/1276766 --- # Planning Officer Report ## Planning Officer Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] ## Officer's Report ### 1.0 The Site 1.1 The site represents the curtilage of Ballamoar Farm, Patrick Road, Patrick Village located on the northern side of the Patrick Road and west of Patrick Village. The Farm complex is substantial in size located behind a woodland area which runs along the north, east, south and western boundaries of the site. ### 2.0 Proposal 2.1 The application seeks approval of erection of an extension to existing agricultural building. The proposed shed would be attached to the south of the existing farm building and would have a width of 41.2 metres, a depth of 13.7 metres and a maximum height of 6.1 metres. The proposal would be sited to the south of an existing barn of similar size and proportions. The proposal would be the most southerly building within the farm complex/site. Due to the substantial wooded area surrounding the site the farm complex is very well screened from public view (Patrick Road). ### 3.0 Planning Status 3.1 The application site is within an area recognised as being an area of 'High Landscape or Coastal Value and Scenic Significance and woodland', not zoned for development under the Isle of Man Development Plan Order 1982. 3.2 Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:- "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Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein.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." "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 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 following previous planning applications are considered relevant in the assessment and determination of this application: - Erection of an agricultural building - 06/02216/B – APPROVED - Creation of silage pit - 99/00222/B – APPROVED - Replacement of cattle shed and feed trough - 95/00300/B – APPROVED - Erection of agricultural building - 93/00032/B – APPROVED - Construction of silage pit - 88/04037/B – APPROVED - Construction of mill mix and storage building - 86/00130/B – APPROVED ### 5.0 Representations 5.1 Patrick Commissioners make no comment to the proposal. ## 6.0 Assessment 6.1 The starting point for any development within the countryside (i.e. not zoned for development) is General Policy 3 paragraph F of the Isle of Man Strategic Plan. 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 Further to this policy, Environment Policy 15 also need consideration, as the first paragraph of this policy requires first the Planning Authority to be satisfied that there is agricultural or horticultural need for a new building, sufficient to outweigh the general policy against development in the countryside. 6.3 To find whether the proposed barn would have a sufficient justification to comply with General Policy 3 and the first aspect of Environment Policy 15, the Authority has contacted the Agricultural Advisor from the Department of Environment, Food and Agricultural (DEFA) for their comments. 6.4 The Advisor has stated that the agricultural business is based around 841 acres, 776 of which are owned including 120 acres of rough grazing. The remainder of the land is leased on various length tenancy agreements. Stocking includes 204 dairy cows, 191 young stock (from calves to in calf heifers) and 780 breeding ewes. All lambs are finished farm. 192.3 acres of grain are grown to supply the livestock needs of the farm. The Farming enterprises have a total labour requirement of 9.12 standard labour units. DEFA view this agricultural enterprise as a large Manx agricultural business. 6.5 The advisor also states that the proposed barn is intending to replace the two buildings at Ballacallin farm, centralising the storage of straw bedding and hay fodder to reduce the amount of handling of the bales and travelling. Currently bales have to be carted to Ballacallin for storage and then carted back to Ballamoar for use. 6.6 The advisor concludes that; "In conclusion to these comments, the provision of an agricultural building is agriculturally justified." 6.7 Given these comments and the need/requirements for the building outline by the Advisor, it is considered the proposal would be acceptable in terms of General Policy 3 and the first aspect of Environment Policy 15. 6.9 The next aspects of Environment Policy 15 which needs consideration are is regarding the siting and size and the design (materials & colour) of the proposal and whether the proposal would be a sympathetic to the landscape and built environment of which they will form a part. 6.10 The design, finish, form and scale is of a standard agricultural barn which is common throughout the Island. 6.11 The proposal from the adjacent highway (Patrick Road) which runs along the southern boundary of the site would be very well screened given the significant amount of mature trees and landscaping to the east, south and west of the sites boundaries. The proposal is an extension to an existing barn and the building is located within the farm complex, albeit on the boundaries of the complex. This siting is what Environment Policy 15 seeks to ensure development does not result in sporadic and isolated buildings in the countryside. Consequently, views from the public highway of the proposal would be very limited and therefore the proposal would not have a significant impact upon the visual amenities of the countryside. 6.12 The proposal would require the removal of two trees. Visiting the site neither are of particular merit in terms of amenity, especially given there are many more trees in the vicinity which provide far greater level of amenity which are to be retained. ### 7.0 Recommendation 7.1 For these reasons the proposal is considered to be contrary to the relevant policies of the Strategic Plan and therefore recommended for an approval. ### 8.0 Party Status 8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status: Patrick 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:** 19.09.2012 --- #### Conditions and Notes for Approval / Reasons and Notes for Refusal **C:** Conditions for approval **N:** Notes attached to conditions **R:** Reasons for refusal **O:** 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 an extension to existing agricultural building as proposed in the submitted documents and drawings DA/1/12 and P4966-01 all received on 20th July 2012. **C 3.** The building must be used only for agricultural purposes. --- 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. ## Determining officer (delete as appropriate) Signed: A. Holmes Signed: _________________________ Anthony Holmes Sarah Corlett Senior Planning Officer Senior Planning Officer Signed: _________________________ Michael Gallagher Signed: _________________________ Director of Planning and Building Control Jennifer Chance Development Control Manager --- *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/3156-patrick-ballamoar-farm-extension/documents/1276766*