**Document:** APL Planning Statement **Application:** 22/01117/B — Alterations and extensions to existing agricultural building for housing of animals and storage of feed and equipment **Decision:** Permitted **Decision Date:** 2023-01-18 **Parish:** German **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/9597-german-ballaneven-farm-poortown-road-alteration-extension/documents/960416 --- # APL Planning Statement ## Proposal for alterations and extensions to existing stable block (Part retrospective) ### Background Ballaneven farm is a holding of 48 acres in the west of the island which runs sheep and produces lambs for sale and a hay crop every year to feed the livestock. Currently the farm has a commercial flock of 50 sheep and a pedigree flock of a further 15 charollais sheep and rams which were acquired in 2021 along with a number of 2022 born pedigree lambs with a view to expanding operation of the farm business model with success in this years Royal Manx Show. The farm produces approximately 60 to 80 lambs a year which are sold as replacement breeding stock or for finishing into the fat stock. Typically the business model is to lamb earlier in the year usually January and early part of February each year. ### Proposal #### Building The proposal seeks alterations and extensions to the existing stable block to the north and east. As background the original design was to fill in the L shape and extend to the north however the site sits within and area of registered trees and the original design would have been close to the area of root protection for a particularly good example of ash. Having consulted the Arboricultural officer a redesign was carried out and the proposed now sits behind the existing building. The existing building footprint is 62.64m² in an L shape and was partially destroyed and rebuilt under an insurance claim when damaged by a storm in 2016. The structure as standing was erected in January 2017 to provide shelter for livestock on the existing footprint of the former stable block. (Part retrospective) The proposal seeks an additional 3.6m by 15.8m (56.88m²) to the west and 3.6m by 7.2m (25.92m²) to the north which will be used to provide shelter for the livestock in winter and safe and suitable provisions for lambing, storage for hay and feed for the livestock. The roofing will match the existing green unduline roofing and the proposed extensions will be imber framed and timber clad to match the existing. The existing roof will need to be removed and alterations will need to be made to the exiting fabric of the building. ### Field works The proposal also seeks to remove a section of existing sod bank and create a new sod bank further to the east to increase the useable land for grazing in field 314582 as shown on the site layout plan SL01. The area the field is to be extended into is an overgrown area which was formally a lane but due to its steepness it became unsafe for vehicle access in anything other than a 4wd tractor. The proposal seeks to extend the field into this unused area but to keep two narrow tracks of hard stand for tractor/vehicle access to the gate should it be needed. The existing gate to the top of the lane is to be retained but will open out into field 314582 from 314583 instead of onto the lane. 22/01117 The proposed works will result in a loss of 160 m 2 of agricultural field to the area adjacent the stables, however it is considered that this will be offset by the gain of 500 m 2 of field when the disused lane and existing bank are removed and the land restored. ## Additional information As part of the application, whilst Ballaneven farm tries to keep some more traditional farming methods alive ( square bale hay and traditional root crops for fodder) the increase in size of machinery and handling equipment means that the original yard is no longer sufficient to fulfil requirements of the holding, The proposal seeks to extend the yard as existing into field 314582 marginally to an area which was already being used for the storage of fencing materials, this loss of land being offset by the gaining of useable land above. This will be further mitigated by the proposed tree planting along the new sod banks. The intention being where possible to utilise the small trees which are already located along the existing hedge line to provide screening. Where required new trees will be planted. Whilst the area where the proposed works are sits within an area of registered trees, the proposed works have been considered in a way that there will be no impact on the well-established mature trees and no works are considered to be within the dripline of these trees. ### Considerations The proposal will see an additional 82.8 m 2 floor space but due to the location and topography of the site the proposed development will not be any more visible or is considered to have any more impact on the street scene or the locality than the existing building. The size and position of the extensions are not considered to be any more visible or intrusive in the landscape than the originally approved block of stables given that the proposed extensions sit behind the existing and are screened from public view by native hedging, topography and the registered trees. It is noted that the existing access is tight and does not offer the best in way of visibility splays. However the proposal does not seek to allow more traffic to and from the site over and above the existing level of use, but the proposed works would result in significantly improved highway safety with vehicles being able to drive in, turn around, load and drive out without the need to reverse off the highway onto the lane as is needed at present with any large trailers. Thus making the existing access safer. It is noted that the existing access is difficult to improve with the two registered trees either side. The intention with the extensions and any subsequent timber fencing is to use locally sourced timber from St Johns Saw Mill to reduce the carbon foot print and support local and sustainable building practices. It is noteworthy that the existing building is constructed and clad in local timber. The works should they be approved would be carried out to reposition the hedges would be carried out between September and February to avoid any impact on nesting birds and prior to any works being carried out a check of the site would be carried out and should any concerns arise works will cease until the appropriate Department can review. Whilst it is noted that the ecology of the area will be impacted, the impact is likely to be temporary and is not considered to be detrimental in the long term as there is no net loss of habitat and given the character of the surrounding area, may be offset by surrounding ecology which will remain untouched. Photos Existing shed north ![A black and white photograph showing an existing agricultural shed and an adjacent open structure, labeled 'Existing shed north'.](https://images.planningportal.im/2022/09/118505.jpg) Existing shed west ![A black and white photograph showing an existing wooden agricultural building and an adjacent open frame structure in an overgrown rural setting.](https://images.planningportal.im/2022/09/118506.jpg) Existing shed south west ![Black and white photograph showing the corner of a wooden agricultural building with horizontal weatherboarding and surrounding vegetation.](https://images.planningportal.im/2022/09/118507.jpg) Existing shed south west Existing shed east partial ![Black and white photograph showing the side elevation of a wooden agricultural building with horizontal cladding situated on a sloping site.](https://images.planningportal.im/2022/09/118508.jpg) Internal existing ![Two black and white photographs showing the interior of a wooden agricultural building with fencing and structural beams.](https://images.planningportal.im/2022/09/118509.jpg) Existing building and yard Works to field ![Black and white photograph showing the interior of a wooden agricultural building with hay storage and metal animal pens.](https://images.planningportal.im/2022/09/118510.jpg) ![A black and white photograph showing a rural access track leading to a small agricultural shed or barn surrounded by trees and fencing.](https://images.planningportal.im/2022/09/118511.jpg) ## Exiting hedge to be removed ![A black and white photograph showing a rural field with a metal gate and wooden fence in the foreground.](https://images.planningportal.im/2022/09/118512.jpg) ![A grainy black and white photograph showing a grassy field sloping up to a hedge line with a metal gate on the right.](https://images.planningportal.im/2022/09/118513.jpg) ![A black and white photograph showing a grassy field with a metal gate on the left and dense trees in the background.](https://images.planningportal.im/2022/09/7218659.jpg) ![A black and white photograph showing a grassy field with a wooden fence on the left and a pile of wood, backed by dense trees and a hillside.](https://images.planningportal.im/2022/09/7218660.jpg) ![A black and white photograph showing a grassy field or paddock with a wooden fence on the left and a pile of wood on the right, surrounded by dense trees and vegetation.](https://images.planningportal.im/2022/09/7218732.jpg) ![A black and white photograph depicting a rural agricultural site featuring a metal gate, grassy foreground, and dense trees in the background.](https://images.planningportal.im/2022/09/7218733.jpg) RECEIVED ON 30 AUG 1972 RECEIVED ON 30 AUG 1972 Office of Environment 11 Office of Environment 11 ![Two black and white photographs showing a grassy field sloping up towards a line of trees and a fence, with a planning department received stamp visible in the top image.](https://images.planningportal.im/2022/09/118516.jpg) ![A black and white photograph showing a rural scene with a wooden fence in the foreground and dense trees and vegetation in the background.](https://images.planningportal.im/2022/09/7218734.jpg) ![A black and white photograph showing a long wooden agricultural building or shed in a rural setting, featuring a section with exposed structural framework.](https://images.planningportal.im/2022/09/7218735.jpg) The proposal will see an increase from the existing 62.64 m 2 to 145.44 m 2 . In line with the sheep welfare code the sufficient level of sheep housing for sheep and lambs at foot for 65 sheep during for lambing would be 143 m 2 . This does not take into account feeding space or other factors. Based on this it is considered that the extensions and alterations to the existing shed would result in sufficient housing and feed storage for this number of sheep. Based on this and the reasons above the erection of extensions to the existing shed and the changes to the field layout are considered to be in line with the policies set out in the strategic plan and would result in the operation of the farm to be sustainable and futureproof. --- *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/9597-german-ballaneven-farm-poortown-road-alteration-extension/documents/960416*