**Document:** Officer Planning Report **Application:** 06/01585/B — Erection of an agricultural machinery shed to replace existing **Decision:** Refused **Decision Date:** 2007-12-18 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/81547-ballaugh-squeen-farm-replacement-outbuilding/documents/1479261 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Considerations ### Written Representations ### Consultations ### Officer's Report Site The site Squeen Farm, Ballacrye Road, Ballaugh is located on the eastern side of the B9 road, and is northeast of Ballaugh Village. Land Use Zoning / Policy The application site is within an area recognised as being 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; however the site is within an area zoned as high landscape value. The Isle of Man Strategic Plan (Modified Draft) Isle of Man Development Plan Order 1982 Planning History Demolition of existing outbuilding and erection of replacement outbuilding (05/00364/B) – approved, with the following condition added:- The building must only be used for agricultural purposes. Erection of barn, field 834, land adjoining existing store (96/01513/B) – approved. Approval in principle for erection of retirement Bungalow and garage (91/01153/A) – approved. Proposal The application proposes the erection of a agricultural machinery shed to replace existing. The extent of the existing shed is larger than what has been proposed within this submission. The proposed shed would be located in-between the existing sheds and would have a length of and width of 9.2 metres and a maximum height of 5 metres. Representations The Ballaugh Parish Commissioners have considered the application and have no objection. Highways Division: Do not oppose The Manx Electricity Authority makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice. J.D.Faulfner LTD have commented to the planning application, which can be summarised as concerns regarding no, mention of a change of use to the site and no plan for splaying the entrance. Assessment / recommendation Material Planning matters which need to be considered regarding this application include:- 1. Use of development; and 2. Design/appearance. Use of development The submitted application form states that the use of the existing and proposed shed is for an agricultural use (storage of machinery). However studying at the submitted plans it would be clear to see that the proposal would not be for the storage of farm machinery for the use of Squeen Farm, but for storage of machinery for retail sales purposes, particularly due to the glazed display doors, the personnel/sales access and the proposed indicated signage fronting the front elevation of the proposed structure. The site has not benefited from any previous Planning Approval for the change of use of the site to commercial premises nor has any previous application granted the use of any of the existing sheds for commercial use. The site is not designated for commercial use and is within the countryside. The introduction of this proposal would be inappropriate and would amount to introduction of a commercial use into the countryside contrary to the land designation in the Isle of Man Development Plan Order 1982. If the application was to be considered as the erection of a retail unit in this location, I would have concerns as the applicant has not demonstrated that there is sufficient need to justify such a building/use within the open countryside. ## Design/appearance I also have concerns that the appearance of the proposed shed has been designed and would have the appearance of a retail unit and not as an agricultural shed. Again this would be contrary to Environmental Policy 18 which states:- 'New buildings in the countryside including agricultural buildings must be sited as close as practically possible to existing buildings groups and be appropriate in terms of scale, materials, colour and siting and form to ensure that all new developments are sympathetic to the landscape and built environment of which they will form a part...' For these reasons the proposal would seem inappropriate in this location and therefore my recommendation is for a refusal. I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: - Ballaugh Parish Commissioners - Highways Division I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status: - Manx Electricity Authority - J.D.Faulfner LTD ## Recommendation **Recommended Decision:** Refused **Date of Recommendation:** 13.12.2006 ### 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** ## **R 1.** The proposed building, which has the appearance and layout of a retail unit, is considered to be inappropriate within an area designated within countryside, and as such would be contrary to Environmental Policy 18 of The Isle of Man Strategic Plan. ## **R 2.** The site is not designated for commercial use and is within the countryside. The introduction of this proposal would be inappropriate and would amount to the introduction of a commercial use into the countryside contrary to the land designation in the Isle of Man Development Plan Order 1982. 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 : Refused Date : 14/12/07 Signed : M. I. McCauley Director of Planning and Building Control --- *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/81547-ballaugh-squeen-farm-replacement-outbuilding/documents/1479261*