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Application No.: 19/01350/B Applicant: Mr Colin Oates Proposal: Erection of agricultural building Site Address: West Kimmeragh West Kimmeragh Road Bride Isle Of Man IM7 4BA Principal Planner: Mr Chris Balmer Photo Taken: 05.02.2020 Site Visit: 05.02.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 14.02.2020 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
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.
This approval relates to the submitted documents and drawings reference numbers 01 and 02 all received on 28th November 2019.
Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The site is the holding of West Kimmeragh Farm, a farm extending to 130 acres ( 106 owned and 26 rented) mostly on the southern side of the A17 Burma Road between Bride village and Andreas village. The farmyard is on the southern side of the road with a farmhouse and a range of outbuildings or varying sizes, ages and styles. The predominant character of the farm is a collection of old and interesting farm buildings with long, low slated roofing and a white painted brick building immediately alongside the road, similar low buildings alongside with the main farmhouse being a red brick traditional property with substantial chimneys. - 1.2 To the north east of the group is a cleared open area where machinery and vehicles are currently parked. The building on the edge of the farm group, adjacent to this is a dome roofed open sided building with sheeted finish. - 1.3 In the farm yard the agricultural building approved in 2011 new building has been erected.
2.0 THE PROPOSAL - 2.1 The application seeks approval for erection of an agricultural building. The building is proposed to be steel framed, with walls up to 1m rendered and painted, with olive green both profile cladding walls above and same finish for the roof and the roller shutter doors also finished in a olive green colour. - 2.2 The building would have a width of 24m, a depth of 12m and a roof ridge of 6.5m. The building would be located to the northwest boundary of the site and would run parallel with the West Kimmeragh Road. A mature hedgerow/landscaping runs along the roadside of this site and this would be retained. - 2.3 A existing barn would be demolished to make way for the new building and the new building is also on the footprint of an earlier approved barn which could not be built if the current application is implemented.
3.0 PLANNING HISTORY - 3.1 The site has been the subject of a number of previous planning applications; the following are considered of material relevance to the determination of the current application: - 3.2 Erection of two detached agricultural buildings - 16/00732/B - APPROVED. One of these buildings has been completed. If the current application is approved this would prevent the second of the barns approved under 16/00732/B from been undertaken. - 3.3 Erection of an agricultural building - 11/01456/B - APPROVED
4.1 The site lies within an area designated as "white land" on the Town and Country Planning (Development Plan) Order 1982, that is, open space not designated for development. The site is not within a Conservation Area. - 4.2 As such, Environment Policy 15 is applicable: "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 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 is it 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."
5.1 DOI Highways Services do not object (18.12.2019). - 6.0 ASSESSMENT
6.1 The site is clearly a working farm and the proposal is for a more modern building for modern farming requirements for storing hay and machinery. Currently there is a lot of machinery stored outside. The new building will result in an improvement to the environment, enabling the owners to store items inside. The building is in amongst the existing farmyard in accordance with the policy. The proposal would also replace an existing Dutch barn and preclude the erection of an earlier approved new building.
6.3 While the agricultural need statement that has been submitted with the application is not substantial it is clear from the planning history that this site has a long and evidently viable use as a farming enterprise. The proposal is for the storage of machinery and hay, it was evident from the site visit that additional storage was required. - 6.4 The proposed buildings will be within the main group of farm buildings although extending it outward slightly in a southerly direction. There will be no adverse visual impact from this and the proposal it considered to comply with Environment Policy 15 which requires new buildings to be amongst others where possible and be of appropriate scale and appearance. - 6.5 As a result, it is concluded that the proposal does fall within the exceptions set out in General Policy 3 and it does accord with Policy EP15 in that the proposal is sited as close as is practically possible to existing building groups and is appropriate in terms of scale, materials and colour, siting and form.
7.1 On the basis of the above the application is recommended for approval, subject to conditions. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:
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.
Decision Made : Permitted Date: 20.02.2020 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
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