**Document:** DEC Officer Report **Application:** 20/01535/B — Erection of a detached agricultural building to provide a tractor shed and machinery / implement storage building **Decision:** Permitted **Decision Date:** 2021-03-04 **Parish:** Santon **Document Type:** report / officer_report **Source:** https://planningportal.im/a/7036-santon-high-bank-knock-froy-road-shed/documents/927212 --- # DEC Officer Report **Application No.:** 20/01535/B **Applicant:** Mr Malcolm & Mrs Gail Cummings **Proposal:** Erection of a detached agricultural building to provide a tractor shed and machinery / implement storage building **Site Address:** High Bank Knock Froy Road Santon Isle Of Man IM4 1JD Senior **Planning Officer:** Mr Jason Singleton **Site Visit:** 09.02.2021 **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 25.02.2021 _________________________________________________________________ ## Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions - C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals. - C 2. If the use of the agricultural building hereby approved ceases for period exceeding 6 months, the building and any supporting base shall be removed and the ground restored to its former condition within 3 months of the date of the cessation, unless a time is otherwise approved in writing by the Department. Reason: The building has been exceptionally approved solely to meet agricultural need and its subsequent retention would result in an unwarranted intrusion in the countryside. - C 3. The Agricultural Building shall be for private (not commercial) use only and associated with Highbank and the land defined in red and blue on plan reference 2 as submitted. Reason: In view of the location of the site in this rural part of the countryside; the Department does not consider the site suitable for anything other than private use. - C 4. There shall be no external storage of plant, machinery, materials or vehicles outside of the shed identified on drawing referenced; 01, unless otherwise agreed in writing by the Department. Reason: To protect the character of the area and agricultural use of the land. - C 5. The building must be used only for agricultural purposes. Reason: The countryside is protected from development and an exception is being made on the basis of agricultural need. As such the building must be used for the purposes for which it is approved. - C 6. The external walls and roof on the new building must be a dark green colour and the roof a dark green colour all being retained thereafter. Reason: In the interests of the character and appearance of the site and surrounding area. ## This application has been recommended for approval for the following reason. This planning application has proved to be acceptable in terms of the agricultural need satisfying General Policy 3, and the proposed buildings scale, materials, colour, siting and form would be in accordance with Environment Policy 15 with a neutral impact upon the countryside in accordance with Environmental Policy 1 and 2. Plans/Drawings/Information; This approval relates to drawings referenced; 1, 2, 3 date stamped received on 18 December 2020. _______________________________________________________________ ## Interested Person Status Additional Persons None _____________________________________________________________________________ ## Officer’s Report 1.0 THE SITE - 1.1 The application site is the land adjacent and part of the wider holding of dwellinghouse, Highbank, Knock Froy Road, Santon. The land associated with the dwellinghouse is approx. 6 acres, laid to grass with the boundaries and field boarders sod hedging. The nearest neighbouring property is Cronk Froy approx. 60m to the west of the dwellinghouse. It is noted from the site visit Cronk Froy has a stable block to the north of the dwellinghouse. - 1.2 The location of the building is in the adjacent field to High Bank and Cronk Froy. 2.0 THE PROPOSAL - 2.1 Proposed is the erection of a detached agricultural styled building to provide tractor and other farm machinery and implement storage (to replace previously approved PA 20/00742/B). The building would measure a footprint of 12m long x 8m deep and 4m up to the eaves level. The south elevation would feature an opening of 5m wide and 3.4m high with a roller shutter door and to the east a pedestrian sized doorway. The finish of the building would be green plasticol coated cladding to the walls and roof. - 2.2 The applicant's agent has supplied a planning statement which notes the proposed building is for the storage of the applicant's tractor and other land management machinery and implements used to manage the land which surrounds the property. The former approval 20/00742/B does not fit the purpose for the dimensions of the machinery and issues regarding the topography of the site. This approval has not been commenced and if needed a planning condition to relinquish the previous approval would be welcomed. - 2.3 Also included is a receipt for the farm machinery purchased by the applicants and are available to view at the applicant's property. The list details a 4wd Tractor; Front loader; 1.5m topper (rear tractor mounted); 1.8m trailed chain harrows; 4 in 1 bucket; pallet forks; trailer; rear mounted tractor hedge cutter. 3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is within an area recognised as being an area of "white land" under the Isle of Man Development Order 1982 and also within an area zoned as High Landscape or Coastal Value and Scenic Significance. - 3.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; - 3.3 General Policy 3: (in part) Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: - (f) building and engineering operations which are essential for the conduct of agriculture or forestry. 3.4 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 overriding 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. 3.5 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. 3.6 Environmental 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 20/00742/B - Erection of extension to existing store building to provide a tractor shed. Approved. (not implemented) C.1 The structure hereby approved may be used only for the storage of vehicles and items in association with the maintenance of the site defined in the application. Reason: to reflect the proposed use of the building. 4.2 20/00515/B - Erection of a detached summerhouse / garden room with associated flue. Approved. - 4.3 10/00776/B - Erection of a stable block with ancillary storage. Approved. - 4.4 09/00278/REM - Reserved Matters application for the erection of a replacement dwelling with integral garaging. Approved. - 4.5 08/01241/A - Approval in principle to erect a replacement dwelling. Approved. 5.0 REPRESENTATIONS - 5.1 Santon Commissioners were written too on 12.01.21 seeking comments by the end of the public consultation period on 05.02.21. At the time of writing no comments had been received. - 5.2 Highways Services do not object (No Highways Interest) 27.01.21 6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) essential need for the agricultural building; (GP3f; HP15) - (ii) visual impact of the proposed building on the surrounding area (Ep1,2; Ep15). - (i) Essential Need 6.2 The starting point for any development within the countryside (i.e. not zoned for development) is General Policy 3, while part f allows exemption for the erection of agricultural buildings. Environment Policy 15 requires in the first paragraph, that the Planning Authority is 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 The siting of the proposed barn is far from straight forward. The history of this site is where the former residential property Highbank was located before receiving planning consent (09/00278/REM)for a replacement dwelling to the east of the original house. Part of the condition for the approval was; "Within one week of the first occupation of the new dwelling hereby approved the existing property of High Bank shall be vacated of all persons, stores and domestic furniture and equipment and within three months of the first occupation of the replacement dwelling, High Bank shall be demolished, all materials removed from the site and the site restored to use as an agricultural field". The site visit confirmed this has been carried out and the location / siting of the proposal is a field that is mainly laid to grass. The land use designation here is an agricultural field, rather than residential curtilage and is delineated by a small embankment between the house and the land. - 6.4 The building is of a size that would be comparable with the items noted on the receipt from the applicant and the machinery and equipment was observed on the driveway during the site visit. From the information submitted, history of the site and from visiting the site it was evident that the reasons for the building would appear agriculturally justified. Accordingly, it is considered the justification for the building is acceptable and therefore complies with Environment Policy 15. - (ii) Visual impact 6.5 Having considered the justification, we turn to the siting of the building, Environment Policy 15 notes the proximity of the proposal should be sited as close the farmstead as possible and be appropriate in terms of scale, materials, colour, siting and form to ensure they are in keeping with their surroundings. - 6.6 With this in mind, the siting and location of the new building are two of the most important factors to consider in the context of this application. It is noted from the submission details the proposed building would be 18m from the dwellinghouse. The building would be sited between two very large and prominent two storey dwellinghouses and would be seen as subservient in comparison and given the colour and finish would not appear out of place in the field. - 6.7 It is accepted the building would not be easily visible from the Highway, albeit any distant views would be read in the context of the rural landscape amongst existing residential buildings. In considering the design and scale of the building, it is of a proportionate size and form in relation to the equipment to be stored according to EP15 and the materials used to clad the building would ensure it blends within the landscape and would have a neutral impact upon the countryside in accordance with EP1 & 2. ## - 7.0 CONCLUSION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. Even if the approved building were erected, what is now proposed is not considered excessive or objectionable and as such no condition is recommended to require this not to be implemented. - 8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: - (a) the applicant (including an agent acting on their behalf); - (b) any Government Department that has made written representations that the Department considers material; - (c) the Highways Division of the Department of Infrastructure; - (d) Manx National Heritage where it has made written representations that the Department considers material; - (e) Manx Utilities where it has made written representations that the Department considers material; - (f) the local authority in whose district the land the subject of the application is situated; and - (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine: - o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and - o whether there are other persons to those listed above who should be given Interested Person Status I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status. ## Decision Made : Permitted Date: 01.03.2021 ## Determining officer Signed : S CORLETT Sarah Corlett Principal Planner Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records. --- *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/7036-santon-high-bank-knock-froy-road-shed/documents/927212*