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The site is the curtilage of Grenaby Farm - 42 acres of land situated on both sides of the B41 Grenaby Road which runs from the A3 Foxdale Road towards the Corlea Road and Cringle Reservoir. There is a group of buildings on the western part of the site, comprising a large farmhouse and various outbuildings, many traditional stone buildings, some of which have been converted to other uses - tourist and staff accommodation.
The main dwelling has been the subject of significant renovation and extensions which are almost complete and this stands between the outbuildings and the road, with the gable facing the road and a garden area with entrance drive to the south east. There is another entrance to the north which leads behind the house to the outbuilding complex.
The area in question with regards to this submission is a parcel of land adjacent to the western most barn on the site.
This application seeks approval for the erection of an agricultural implement shed, for the storage of machinery on the site which is needed for the upkeep of the 42 acres of land.
The shed would have a total width of 15.7 metres, a depth of 7.4 metres and a ridge height (lean-to roof design) of 7 metres. The shed would be steel framed building (single skinned walls) finished with Yorkshire boarding and fibre cement sheets.
The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 as "white land", that is, not designated for development. On the draft Southern Area Plan the site lies within an area of Open Space and within an area of Incised Slopes where the following advice is provided:
"The overall strategy is to conserve and enhance the character, quality and distinctiveness of the area, with its wooded valley bottoms, its strong geometric field pattern delineated by Manx hedges, its numerous traditional buildings and its network of small roads and lanes. This strategy should also include the restoration of landscapes disturbed by former mining activities." Key views include "distant views prevented at times by dense woodland in river valleys and by the cumulative screening effect of hedgerow trees, which tend to create wooded horizons and open and panoramic views out to sea from the higher areas on the upper western parts of the area where there are few trees to interrupt views".
As the site is located within an area of "White Land" within the countryside and the type of development proposed, the following policies are relevant:-
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:
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."
The previous planning applications are considered relevant in the assessment and determination of this application:-
PA 11/00662/B - Erection of two porches to dwelling - Permitted
PA 11/00661/B - Additional use of residential accommodation for tourist use Status - Permitted
PA 08/01227/B - Re- positioning and extension to agricultural shed Status - Permitted
PA 07/01901/B - Erection of an extension to existing agricultural building Status - Permitted
PA 07/01258/B - Change of material of staircases from Manx stone to black metal on approved conversion of barn to residential units (04/00987B) Status - Permitted
PA 06/00682/B - Erection of extensions to existing farmhouse Status - Permitted
PA 05/02083/C - Additional use as self catering tourist accommodation Status - Permitted
PA 05/2073 - Alterations, erection of two storey extensions to west, east and north elevations to provide additional living accommodation. Erection of new outbuilding to provide garage, new indoor pool to replace existing out door pool with gym and games room above Status - Refused
PA 04/00987/B - Conversion of part of existing storage barn to three residential units and remainder to kitchen, party room and studio Status - Permitted
PA 03/00349/B - Erection of a barn/ machinery store Status - Permitted
PA 90/00588/B - Erection of agricultural building, Grenaby Farm, Malew. Status - Permitted
PA 85/00791/B - Construction of agricultural building and silage clamp, Field 1811, Grenaby Farm, Grenaby Road, Malew Status - Permitted
Malew Parish Commissioners:- "Do not object."
The Authority has received no other privately written representations objecting to the application.
As indicated previously Environment Policy 15 requires to be considered for this type of development.
The shed would be located on the western edge of the existing farm complex adjacent to existing barns, approximately 130 metres from the public highway. Adjacent to the proposed shed to the north comprises a mature hedgerow and a number of small trees. The applicants proposed to plant further trees along the western boundary.
The Department has also taken advice from the Agricultural Advisor (DEFA) who has considered the agricultural justification for the proposal. He concludes that whilst the erection of an agricultural building would be an asset to the farm, there is little agricultural justification for its erection.
In terms of strict agricultural justification i.e. accommodating animals/cattle, the proposed shed would not provide such provision. However, from visiting the site it was apparent the site is being used for the storage of tractors, equipment and a horse box. It is generally accepted that for the maintenance and upkeep of land, machinery is required and consequently to protect the machinery and equipment from the natural elements, sheds/barns are generally required.
The proposal would be positioned within the curtilage of the farm complex adjacent to existing farm buildings. The land which would accommodate the shed has no real agricultural use. The existing barns on the site would appear to be used for horse stabling.
Consideration also needs to be taken whether the proposal would be detrimental to the character and appearance of the countryside in terms of siting, design, size or finish. From public view (Grenaby Road), due to the existing landscaping fronting onto the highway, the landscaping between the proposal and the highway, the size and distance the proposal would be from the highway and due to the existing larger buildings within Grenaby Farm; it is considered the proposal would not be overly apparent from public view and would not have a significant impacts upon the visual amenities of the countryside.
It is also considered that the design and finish would be appropriate and similar to many agricultural buildings within the countryside throughout the Island and therefore comply with Environment Policy 15.
A condition requiring the side elevations and the roof of the stable block are required to be painted/finished and maintained thereafter in an olive green/dark green colour should be attached to help the shed blend into the existing landscaping within the site.
Overall, for the reasons set out in this report, it is considered the proposal would comply with the relevant policies as indicated within the Isle of Man Strategic Plan and therefore it is recommended that the application be approved.
The following parties meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Malew Parish Commissioners
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 16.08.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the erection of an agricultural implement shed as proposed in the submitted documents and drawing Ms 01 and Ms 02 all received on 8th July 2011.
C 3. The building must be used only for agricultural purposes.
C 4. The side elevations and the roof of the sheds are required to be painted/finished and maintained thereafter in an olive green/dark green colour.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.
Decision Made : Permitted Date : 22 August 2011
Signed : _________________________ Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed : _________________________ Jennifer Chance Development Control Manager
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