Planning Officer Report

Planning Officer Report And Recommendations {{table:15040}} {{table:15039}}

Officer's Report

The Site

1. The site of the proposed works is located at Southampton Farm, Port Soderick. The site is located within an area zoned as "Open Space (Agricultural)" within the Braddan Parish District Local Plan.

Proposed Development

1. The application is seeking planning permission for the erection of two agricultural buildings.

Planning Status And Relevant Policies

1. Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: General Policy 3 and Environment Policy 15

1. Within the Braddan Parish District Local Plan, Paragraph 13.3 states that "The rural areas of Braddan Parish District will be Designated as being of High Landscape Value."

1. Paragraph 13.4 states that "No further development in the countryside will be permitted with the exception of those referred to in 13.2 and those which are required for national strategic reasons, and those required for essential agricultural purposes. All areas designated as open space must be respected and no further intrusion will be permitted."

Planning History

1. The following previous applications are considered relevant in the consideration of this application:

03/00782/B – Erect agricultural building and dwelling house – granted at review on 16.01.2004

00/01510/A - Approval in principle for erection of an agricultural building and dwelling – granted at review on 27.04.2001

Representations

1. Braddan Parish Commissioners have no objection in principle to the application.

1. Highways Division of the Department of Infrastructure do not oppose the application.

1. The Agricultural Advisor of the Department of Environment, Food and Agriculture has made the following comments in respect of the application.

"Having visited the site 2nd February 2012 to consider the agricultural enterprise with Mr David Collister, I have the following comments:-

• The farming enterprise is based upon 350 acres. 100 acres of which are cropped with cereals, 250 acres are down to grass production.
• Of the total area, 196 acres are owned with the remainder of land occupied on long term tenancy arrangements.
• The farming enterprise is centred on approximately 140 milking cows and associated 106 head of young stock. The young stock range in ages from 1 day old to 18 month old replacement heifers.
• The Dairy based agricultural enterprise has a standard labour requirement of 4.00 standard labour units. (appendix 1)
• This Department would view this enterprise as a large full time business.
• The farmed area is split over three main sites with the main farm holding located at Southampton farm.
• In 2005 a new dairy facility was established to house an expanding herd. The herd has steadily grown over the period to its current size which is now at the point where building area is limiting any further expansion.
• Current buildings at Southampton include a cubicle building (27.4 x 45.72m) to house the cows and a building that houses the milking facilities and associated stock handling (15.24m x 50.3m).
• Young stock rearing is currently based at Ballashamrock farm, some 0.58 miles away. Facilities at Ballashamrock are aged, limiting in size and limited for modern agriculture.
• A stone constructed barn is currently utilised for calf rearing which is limiting for access (of modern machines), poorly ventilated and difficult to clean and keep disease pressure under control.
• Current young stock rearing facilities have sufficient capacity for the rearing of the herd's heifer replacements only with all male born calves not currently retained.
• Labour on the farm is currently Mr and Mrs David Collister, who reside at Southampton farm, and his in-laws Mr & Mrs Kelly who reside at Ballashamrock.
• Mr & Mrs Kelly are currently responsible for the young stock at Ballashamrock, however looking to the future they are looking to reduce their labour involvement.
• The proposed buildings at Southampton Farm are intended to allow for a doubling of milking cow numbers to approximately 240 cows plus 36 dry cows, provide suitable calf rearing facilities and provide sufficient storage space for bedding, feed, fertiliser and a workshop area.
• Currently some temporary storage units are utilised to store a limited amount of feed and bedding materials. These are limiting in both volume and access.
• A number of young stock is currently out wintered on sacrifice grazing areas.
• The proposed erection of the buildings at Southampton is in line with the development of the unit and as cow numbers increase their will be increased demand for improved feed, bedding and calf rearing facilities.
• The provision of improved and increased housing capacity will allow for more male born calves to be retained and reared through to heavier weights before being sold.
• The second building will provide 921m² the housing requirement of the young stock is approximately 862m². Further storage of bedding will require 223m² giving a total housing requirement of 1085m².
• The building will also provide a grain storage area for dry grain. Currently no dry grain is utilised due to the lack of suitable facilities. Along with bulk purchase and storage of feeds and fertilisers helping to improve the profitability of the farming system.

In conclusion to these comments, the provision of the two buildings at Southampton farm is agriculturally justified and offers many attractions to this developing and exciting agricultural business."

ASSESSMENT

1. The planning application seeks planning approval for the erection of two agricultural buildings. The Agricultural Advisor has been consulted in respect of the proposal. The Agricultural Advisors considers the provision of the two building at the site is agriculturally justified and offers many attractions to this developing and exciting agricultural business.

1. The existing agricultural buildings are not readily visible from the Old Castletown Road, as they are set approximately 310m back from the public highway. The proposed buildings would be located adjacent to the existing farm buildings. The buildings will have very little impact on the visual amenity of the locality as the site is set well back from the Old Castletown Road. It is considered the proposal will not adversely affect the visual amenities of the locality.

Recommendation

1. It is recommended that planning permission be granted subject to conditions.

Party Status

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

1. The Highways Division is part of the Department of Infrastructure of which the planning authority is part of. As such, the Highways Division cannot be afforded party status in this instance.

1. The Agricultural Advisor of the Department of Environment, Food and Agriculture have commented on planning matters and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 17.02.2012

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 two agricultural buildings as shown in drawing numbers HLK/11/0431/1, HLK/11/0431/2, HLK/11/0431/3, HLK/11/0431/4 and HLK/11/0431/5 date stamped 22nd November 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/ Senior Planning Officer.

Decision Made : Permitted Date : 22/2/12

Determining officer (delete as appropriate)

Signed : ... Anthony Holmes Senior Planning Officer

Signed : ... Michael Gallagher Director of Planning and Building Control

Signed : ... Sarah Corlett Senior Planning Officer

Signed : ... Jennifer Chance Development Control Manager