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Application No.: 15/00506/REM Applicant: Manx Rare Breeds Limited Proposal: Reserved Matters application for the erection of agricultural buildings addressing siting, design, external appearance, internal layout and landscaping Site Address: Field 430359 Glen Moar Corlea Road Grenaby Isle Of Man ## Case Officer : Miss S E Corlett Expected Decision Level: Planning Committee
Officer’s Report THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE DUE TO THE HISTORY OF THE SITE THE SITE
1.1 The site is the same as that which was the subject of PA 14/01422/A other than for a strip of land which was included in the application in principle, proposing a lane link to the existing lane which runs south from Corlea Road to serve the site and two other properties - Old Moaney and Glenmoar Farm. The area edged red is part of a field and which lies to the east of the lane which is also a public right of way (Bayr ny Skeddan). The site slopes downward by 7.5m over around 85m. The access was not included in this application as the applicant had been trying to negotiate an alternative access which avoided the use of the existing lane which is shared by other users. However, it has not been able to progress this and as such the proposal is for the use of the existing lane, as was proposed in the approval in principle. - 1.2 Planning approval was granted for the principle of the creation of a new farm holding without the provision of any dwelling. The plans submitted were for two large sheds and a store. The footprint of the larger buildings shown in the drawings was 14m by 18m and the store 11.5m by 9m. The conditions of the approval required, inter alia that "the application for reserved matters must demonstrate that the buildings are of a height, form and finish, including colour, to minimise their impact in what is generally an open landscape". Also, a landscaping scheme was required "which introduces planting and/or mounding to minimise the visual impact of the proposed buildings in the landscape". - 1.3 The overall holding spreads across three parcels of land, a small piece to the north of the Corlea Road which has recently been the subject of an application for alterations to the access (PA 15/00367/B) and land to the west of the Grenaby Road, Ballaloaghtan, which accommodates buildings including living accommodation. THE PROPOSAL
2.1 Proposed now are the details of the development approved in principle under PA 14/01422/A. The plans show the erection of two sheds and a silage pit which all sit at the
3.1 The site lies within an area designated on the Area Plan for the South adopted in 2013 as not designated for development and within a much wider area of Incised Slopes on the draft Landscape Character Appraisal. Certain parts of the farm are identified as of ecological interest (draft). These do not include the part of the field in which the access and buildings are proposed but do include the access link to the lane. Planning approval has been granted for the creation of lanes within the agricultural land, along the western edge of the application site and to the south leading to an existing lane which heads south west to join the main lane which serves Old Moaney and Glenmoar Farm (Pas 13/91384/B and 14/00654/B). - 3.2 As such, there is a presumption against development although provision is made for development which is justified on grounds of agricultural need (General Policy 3 and Environment Policy 15). PLANNING HISTORY
4.1 Various applications have been submitted for the land owned in association with the Manx Rare Breeds project the most relevant of which have been listed above. REPRESENTATIONS - 5.1 The owner of Old Moaney, who expressed concern at the time of the approval in principle, reiterates these concerns which are primarily about access, using a shared lane which is, in her view, unsuited to additional traffic, particularly farm traffic and that repair work, which has already been undertaken, can result in the lane being blocked for considerable periods at a time (19.05.15).
5.2 Department of Environment, Food and Agriculture Fisheries Division indicate that they initially had concerns about the proposal and have sought further information from the applicant on how slurry will be dealt with (21.05.15). This information has been provided to DEFA who no longer have any issues with the application (03.06.15). - 5.3 Malew Parish Commissioners indicate that they do not object to the application (05.06.15).
6.1 In respect of the concerns raised about access, the proposed development does not propose anything which was not considered in the approval in principle. Whilst there will be a degree of potential conflict between residents and farm traffic, this is the case at present although traffic levels may increase as a result of the introduction of buildings. The applicant is, however liaising with Department of Environment, Food and Agriculture and Department of Infrastructure Highway Services in respect of an alternative means of access to the Corlea Road. The other existing lane thereto is not within the ownership of Manx Rare Breeds and can therefore not be used by the applicant.
6.2 In respect of the buildings themselves, they are not as shown in the plans submitted with the approval in principle but are now on ground which is lower and are grouped more tightly together. The applicant has sought advice from both the Department of Environment, Food and Agriculture and an independent agricultural adviser on the size and design of the buildings which are considered appropriate for their proposed use although they advise that when stock levels increase, further buildings may be required. As such, it is considered that the scheme accords with the approval in principle in that every effort has been taken to reduce the impact of the buildings as viewed from the Corlea Road and the levels and proposed landscaping should help the buildings to blend into the landscape as a whole. PARTY STATUS - 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
Department of Environment, Food and Agriculture raise material considerations although, as part of the same Department as the planning authority, should not be afforded interested person status under the Order.
In addition to those above, article 6(3) of the Order requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.
In this instance, it is recommended that the following persons have sufficient interest and should be awarded the status of an Interested Person in accordance with Government Circular 0046/13:
The owners of Old Moaney
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the
word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation Recommended Decision: Permitted Date of Recommendation:
22.06.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
REASON: the landscaping of the site is an integral part of the scheme and must be implemented as approved.
This approval relates to drawings 01, 02, 03, 04 05A, 06A and TS01A all received on 8th May, 2015 and 08 received on 15th May, 2015.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : Approved Committee Meeting Date: 29.06.2015
Signed : Sarah Corlett
Presenting Officer
Signatory to delete as appropriate YES/NO
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