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This application proposed two buildings one of which accommodated the toilets and shop and located to the south west of the wool shop and the other, located to the south of the house, alongside the wool shop accommodated the tourist accommodation.
The Planning Officer dealing with this application makes the following statements in her report:
above and beyond what would be accepted of a toilet block and suggest a further use of the site, which would require Planning Permission.
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration 134325C
5.1 Ballacosnahan Farm is a long established agricultural holding with a significant acreage and where a highly successful Loaghtan flock has been created and is being managed with its products sold internationally. 5.2 The planning history demonstrates the applicant's original plans since 2009 and those objectives have largely been realised along with significant biodiversity enhancement. The current situation is that the farm is frequently visited by those wishing to see the sheep and view and purchase the related products but have no toilet facilities within the farmyard. There are similarly no toilet facilities for those working on the farm. The applicant works with Blue Badge Guides, Cruise Ship agents, Visit Isle of Man Agency and Bus Vannin but cannot be considered for regular tours as there are no toilet facilities and this also makes it more difficult to employ additional staff. 5.3 The farm is diversifying and like the wool business which prompted the application in 2019 for the wool shop, the applicant is now seeking permission for a similar building for a new range of meat products to be sold from the site having been processed there. We would submit that this application for the charcuterie products is little different to the application for the wool shop, which was supported by the planning officer as were all of the previous applications for the development and improvement of the farm, the 2015 applications making it clear that the diversification and expansion of the farm was the objective the applicant at that time and fully accepted by the officers of the day. The applicant already exports the wool products and they hope to do the same with their charcuterie which is long lasting so relatively easy to export. 5.4 It is relevant that the officer in the 2019 application for the wool shop considered that the proposal complied with General Policy 3 f and g . It is also relevant that all of the officers dealing with the previous applications other than 2022 proposal, considered the visual impact and location of the new buildings to be acceptable, within the farm group and not public visible. 5.5 It will not be possible for anyone other than coming to the farm to see either of the buildings which are proposed in this current application. The location is not isolated, prominent or visible and therefore cannot have an adverse impact on the character of the countryside. 5.6 It is important to consider carefully the wording of Environment Policies 1 and 2. As stated in paragraph 3.4 above, these policies do not presume against development per se, only development which has an adverse impact on the character of the countryside and the tests for overriding national need and alternatives only comes into play if there is harm established. If no-one can see the buildings, and we would suggest that even if they could see them, they do not harm the appearance or character of the countryside as one of the buildings is inside another existing modern building and
the other is similar to and smaller than another building in close proximity which was considered acceptable by the Department and was approved.
5.7 We would submit that the buildings are agriculturally justified in terms of their function to support the farm and its diversification and thus satisfy General Policy 3f. The buildings will allow visitors to understand the role of agriculture in providing food and food products and therefore satisfy General Policy 3g.
5.8 The buildings are located within the existing farmyard, accessed by the existing farm lane and are appropriate for their intended use in terms of construction and size.
5.9 We would submit that the proposal will enable those working at and visiting the farm to have comfortable and sanitary facilities which are not unreasonable in such an environment, and will also the diversification of the farm to expand the range of agricultural products produced and sold on site, continuing the facility allowed with the wool shop and will allow this farm to continue to contribute to the local economy and environment.
Sarah Corlett 11th April, 2023
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration 134325C
Smooth rounded summits, such as South Barrule, slope down to the steep coastal cliffs in the west and numerous steep sided upland glens flow down the southern slopes to the southern lowlands. Numerous large coniferous plantations with abrupt edges such as the ones at Stoney Mountain and Corlea cover large areas of the upland slopes, but leave the higher summits clear with panoramic views out to sea and across the Island.
Expansive wind swept areas of open moorland vegetation including heather, rough grasses and rough grazing. These give way to areas of exposed rock, bracken and patches of gorse on the steeper lower peripheral slopes that adjoin the Incised Inland Slopes Landscape Character Type to the south. Historic field patterns are visible in remnant form around places like Lower Scard and the Lagg River, where the mountain sod hedges have been abandoned and overgrown. Numerous small steeply sided burns cut through the area with low native scrub growing in the shelter offered by the deep ravines. Isolated white-washed hill farms and outhouses surrounded by trees are scattered on the lower slopes in areas such as on the slopes above Foxdale and on the lower upland slopes north of Port Erin around East Braada. These are accessible by numerous stone wall lined roads and numerous green lanes with occasional post and wire fencing. These lanes attract numerous recreational users.
Cairns, Sheilings, abandoned farms, areas of peat cutting, disused mines (Cross Vein, Dixon Vein) and quarries show the former land uses that once took place in this area, with quarries such as Barrule Beg still in use. Other signs of human activity in the area include the telecommunications masts at Carnagrie and the Global seismology mast on the western side of South Barrule. There is a strong sense of tranquillity and a remote unified character in this area due to the sparsity of visible evidence of human presence, with the notable exception of the telecommunications masts and roads. The skyline is smooth and uninterrupted and large in scale.
The overall strategy for the area should be to conserve and enhance the character, quality, and distinctiveness of the open and exposed character of the moorland, its uninterrupted skyline and panoramic views, its sense of tranquillity, and remoteness and its wealth of cultural heritage features.
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration 134325C
TOWN PLANNING CONSULTANCY
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 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 over-riding 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.
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.
Environment Policy 14: Development which would result in the permanent loss of important and versatile agricultural land (Classes 1-2) will not be permitted except where there is an overriding need for the development, and land of a lower quality is not available and other policies in this plan are complied with. This policy will be applied to (a) land annotated as Classes 1/2 on the Agricultural Land Use Capability Map; and (b) Class 2 soils falling within areas annotated as Class 2/3 and Class 3/2 on the Agricultural Land Use Capability Map.
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.
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration 134325C
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