30 June 2015 · Committee
Field 430359, Corlea Road, Ballasalla, Isle Of Man, IM9 3ba
This reserved matters application sought approval for the erection of agricultural buildings at Field 430359, Glen Moar, Corlea Road, Grenaby, addressing siting, design, external appearance, internal layout, and landscaping. The application followed an earlier approval in principle (PA 14/01422/A). The buildings as proposed differ from those shown in the original plans: they are now sited on lower ground and grouped more tightly together, which reduces their visual impact when viewed from the Corlea Road. The applicant sought advice from the Department of Environment, Food and Agriculture and an independent agricultural adviser, both of whom considered the size and design appropriate for the intended agricultural use. Access was a concern raised during the process. The officer noted that the development does not introduce anything beyond what was already considered at the approval in principle stage, and that the applicant is liaising with relevant departments about an alternative access to the Corlea Road, as the other existing lane is not within the applicant's ownership.
The committee was satisfied that the revised siting on lower ground, tighter grouping of buildings, and proposed landscaping would reduce visual impact and help the buildings blend into the wider landscape. The access concerns raised had already been considered at the approval in principle stage, and the applicant was actively pursuing an alternative access route. The scheme was judged to accord with the approval in principle.
General Policy 3
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: (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, historic, or social value and interest; (Housing Policy 11); (c) previously developed land (1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; 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-dependent 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. 6.4 Planning Agreements 6.4.1 Where development is acceptable and in accordance with the provisions of this Plan and the relevant Area Plan, but raises issues which cannot be addressed by the imposition of planning conditions, the Department will seek to conclude an Agreement with the developer under Section 13 of the 1999 Town and Country Planning Act.
Environment Policy 15
Environment 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 developme nt 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 d evelopments 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 t he 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 b orne in mind that many farming activities require buildings which are best sited, in landscape terms, close to existing building groups in the rural landscape.
Condition 1
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Condition 2
The proposed development must be commenced prior to 13th February. 2019. Reason: to comply with the conditions of the approval in principle, PA 14/01422/A.
