Planning Officer Report

Application No.:	11/01262/B
Applicant:	Mr Jonathon Quine
Proposal:	Extension to existing agricultural building to provide slaughter facility
Site Address:	Ballakilley Farm Bride Isle Of Man IM7 4AT

Officer's Report

The Site

1. The site is the curtilage of the farm buildings associated with Ballakilley Farm which is situated on the southern side of Bride village, opposite Ayre View - a residential estate. The farm extends to 65 acres (26 ha) from the site down to the Lambhill Road to the south east. To the south west of the site is a dwelling - Thie Ain which is within the ownership of the applicant.

1. The site accommodates a group of farm buildings including the farmhouse which lies at the northern end of the group, close to a large agricultural shed which sits on the southern side of the farm entrance. To the south east of this is another, larger farm building with various smaller annexes. All the buildings are visible from the main road. There is a small number of trees alongside the existing buildings: these are sycamores - multi stemmed specimens which are below the level of the road..

The Proposal

1. Proposed here is the extension of an existing building to provide a slaughter facility. This is intended for the slaughter or non farm-assured pigs and lambs which would not be accepted at the Isle of Man Fatstock abattoir. The extension will be 12m in length and 6m in width - the same as the building to which it would be attached, and the same height and profile - ie a monopitched roof which is 4.2m high at the apex. The building will contain solely a slaughterhouse alongside the existing processing area, preparation area and cold store with farm shop area (18 sq m). The building will be finished in dashed render to match the existing and a sheeted roof.

Planning Policy

1. The site lies within an area of Woodland on the Town and Country Planning (Development Plan) Order 1982 within a wider area of High Landscape Value and Scenic Significance.

1. The Department has very recently proposed a Development Order for the development of housing on the land immediately to the north of the farm, the boundary of which is some 70m from the proposed extension and separated therefrom by the existing farmhouse and agricultural buildings.

1. The Strategic Plan contains policies which provide for protection of the countryside and for agricultural development as follows:

1. 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:

Case Officer:	Miss S E Corlett
Photo Taken:	12.10.2011
Site Visit:	12.10.2011
Expected Decision Level:	Officer Delegation

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, historical, or social value and interest (Housing Policy 11) c) previously developed land which contains a significant amount of buildings where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environmental 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-dependant 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".

1. 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."

1. Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape of 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 difference 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."

1. Environment Policy 3 states: "Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value."

1. Environment Policy 15 states "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."

Planning History

1. Planning permission has been granted for various agricultural extensions and new buildings at the site - PAs 88/1825, 93/1234, 95/0989 and 00/0941. Permission was also granted for the provision of a roadside pedestrian footpath under PA 02/1627.

Representations

1. The Isle of Man Water and Sewerage Authority indicate that they have no objection to the application subject to conditions which mostly require compliance with the Sewerage Act 1999.

1. The owner of Lambhill supports the application on the basis that it will reduce stress for the animals and will support the development of an important specialised food industry.

1. DEFA Agricultural Directorate confirm that reducing travel time for animals to be slaughtered is commendable in principle although it must be noted that the distance between Bride and the Tromode abattoir is not great. Meat from non-assured animals is processed at the abattoir but cannot be marketed by the plant and will be returned to the producer via a commercial butcher.

1. Bride Parish Commissioners have no particular objection to the proposal but seek assurance that the facility will be used only by the farm owner for his own stock and that Health and Safety requirements will have to be adhered to.

Assessment

1. As the building is to be used to slaughter animals raised on the site, this does not represent any change of use or significant increase in traffic levels and there will be significant benefit to the animals and to the farm owner in the provision of a better facility for this purpose on the farm. The extension should be treated simply as an extension for purposes ancillary to the operation of the farm holding.

1. The extension is not significant and will have no adverse visual impact. Consultation with the Northern Forester indicates that he is not concerned for the future of the main sycamore close to the proposed building. There are smaller trees closer which may be threatened but their loss would not be objectionable in their view.

1. In summary, it is considered that the proposed development complies with the provisions of EP15 and will not have any adverse impact and indeed will improve facilities for the farm. As such the application is recommended for approval.

Party Status

1. The local authority, Bride Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

1. The Isle of Man Water and Sewerage Authority is a statutory authority and should be afforded party status

1. Department of Environment, Food and Agriculture is a statutory authority with responsibility for agriculture and as such should be afforded party status in this case

1. The owner of Lambhill is some distance from the site and should not be afforded party status in this case.

Recommendation

Recommended Decision: Permitted

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the extension of the existing agricultural building as shown in drawings 03, 04 and 05 all received on 12th September. 2011.

C 3. The building may be used only to process animals from Ballakilley Farm and not for any other animals transported to the site for processing.

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 : 25/4/11

Signed : Michael Gallagher Director of Planning and Building Control

OR

Signed : Jennifer Chance Development Control Manager