Planning Officer Report

Application No.:	11/01492/B
Applicant:	Mr Charles Cormode
Proposal:	Erection of an agricultural building to provide additional hay / straw storage
Site Address:	Curragh Beg Farm Nassau Road Dogmills Ramsey Isle Of Man IM7 4AH

Officer's Report

The Site

1. The site lies on the southern side of the Nassau Road which links the Dog Mills in the east with Regaby in the west. The site comprises a farm holding with the farm group some 100m from the public highway and the remainder of the farmland stretching out to the south, west, east and across the highway to the north of this.

1. The farm has been on the site in some form for many years, an L-shaped building complex showing on the 1869 County Series mapping, The farm group comprises mainly modern buildings and a grain silo although there is a stone barn within the group, possibly part of the L shaped building on the old map series.

The Proposal

1. Proposed is the erection of a new building to the rear of the lean to annex which is attached to the stone building, and adjoining an existing building at right angles to this. The building will be used to store hay and will be 13m by 24m built with a steel frame and clad in olive green sheeting. The building will be 7m to the ridge.

Planning Policy And Status

1. The site lies within an area of "white land" on the Town and Country Planning (Development Plan) Order 1982, that is open space not designated for development. There is also a small area of Woodland close to the farm group.

1. As such, the proposal should be considered in respect of Environment Policy 15 which 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.

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

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 the erection of agricultural buildings under PAs 05/1617, 02/2393 and 88/1396 and extensions to existing agricultural buildings under PAs 98/0147 and 96/0223.

Representations

1. Highways and Traffic Division indicate that they do not oppose the application.

Assessment

1. The proposal complies with the siting requirements of EP 15 and the building is in amongst other similar buildings and part of a working farm. The building will not be publicly visible and has no adverse visual or other impact.

1. As such, the application is recommended for approval.

Party Status

1. The local authority, Bride Parish Commissioners, 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 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.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 25.11.2011

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 erection of an agricultural building as shown and described in drawings reference11 0860/1 and 11 0860/2 both received on 25th October, 2011.

C 3. The building must be used only for agricultural purposes.

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 : 25/11/11

Signed : OR Signed : Jennifer Chance Development Control Manager