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Application No.: 23/00450/C Applicant: Mr Alan Martin Proposal: Additional use of agricultural building for the parking of a HGV vehicle Site Address: Ballacowle Farm Lhen Road Bride Isle Of Man IM7 4BQ Planning Officer: Mr Peiran Shen Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 03.07.2023
C : Conditions for approval N : Notes attached to conditions
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.
Reason: The application has been assessed on this basis and approval does not want to prevent any actual agricultural vehicles from parking.
Reason: The application has been approved on an exceptional basis in the interest of protecting the countryside.
Reason: in the interest of protecting the character of the countryside and being consistent with the previous approval.
This application has been recommended for approval for the following reason.
The proposed HGV parking is relates to the existing agricultural use of the farm. It only counts for a small portion of the built-up area within the farm and does not have a negative impact on the character of the countryside or highway safety.
Plans/Drawings/Information; This approval relates to the documents, covering letter, photo, location plan, site plan and plan of the agricultural building date stamped as having been received on 6th April 2023. _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE PROPOSAL COULD BE CONSIDER CONTRARY TO THE DEVELOPMENT PLAN BUT RECOMMEND FOR AN APPROVAL
1.0 THE SITE - 1.1 The application site is Ballacowle Farm, Lhen Road, Bride. It is located to the northeast of Lhen Road, close its east end and its junction with Cranstal Road. - 1.2 There is a long drive at the southwest corner of the site connected to Lhen Road. About 80m north from Lhen Road, there are a number of agricultural building and a few dwellinghouse. There is also a track leading further north up the fields.
2.0 THE PROPOSAL - 2.1 The proposed is the use of an existing building and area around it for the parking of a heavy goods vehicle (HGV).
3.0 PLANNING HISTORY - 3.1 Erection of an agricultural worker's dwelling and erection of an agricultural shed was APPROVED under PA 14/00850/B. The approved agricultural shed is the same as the one in the current application. Condition 2 states: "The agricultural building hereby approved shall be removed and the ground restored to its former condition in the event that it is no longer used or required for agricultural purposes."
4.0 PLANNING POLICY Site Specific - 4.1 The site is not within an area designated for a specific land use. Therefore, it is considered to be part of the countryside. Strategic Policy - 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
PPS and NPD
4.3 No Planning Policy Statement or National Policy Directive is applicable to this application.
5.1 There is no strategy or guidance considered to be materially relevant to this application. - 6.0 REPRESENTATIONS
6.1 Parish Commissioners has not commented at the time of the report (02.07.2023).
6.2 DoI Highway Services does not object to this application (19.04.2023). The comment states that there is no significant negative impact upon highway safety, network functionality and /or parking. - 7.0 ASSESSMENT
7.1 The key considerations of this application are its principal, its impact the character and streetscene of the area and on highway safety.
Principal of the Development
7.2 The proposed is the additional use of an existing agricultural building for non-(direct) agricultural use - the parking of a HGV vehicle. In planning terms, if there is an accumulative number of planning approvals for the change of use or additional use of existing agricultural buildings to alternative uses, these can lead to pressure in the future for the need of further agricultural development, resulting in a spread across the countryside.
7.3 Ideally these types of vehicles would be first directed to appropriate industrial areas. The applicant indicates that there is only one vehicles to be parked and its use is subject to demand. The submission shows the HGV only takes up part of the building and the remaining part is still used by the farm. Given the scale of the proposed HGV parking counts for a very small portion of the built-up area within the farm, its principal is considered to be acceptable. Character and Street Scene - 7.4 As the proposal only include the parking of one HGV within the agricultural building, the proposal is not expected to result in any adverse impacts on the countryside or result in any significant loss of agricultural use of the site or building. It is not expected to result in any visual harm given it is to be parked within or next to the building and it is not expected to create any unacceptable amenity impacts Highway Safety - 7.5 In the meantime, having these larger HGV vehicles out of town centres is perhaps better for general highway safety. No objection from highway services also proves that the proposal would not harm local traffic.
8.1 The proposed HGV parking is relates to the existing agricultural use of the farm. It only counts for a small portion of the built-up area within the farm and does not have a negative impact on the character of the countryside or highway safety. Therefore, it is recommended for an approval. - 9.0 INTEREST PERSON STATUS
9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Committee Meeting Date: 10.07.2023
Signed : P SHEN Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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