Officer Report

Application No.: 16/01130/A Applicant: Mr Charles Arthur Cormode Proposal: Erection of Agricultural worker's dwelling. Site Address: Field 114374 (Fields 114019/114020) Curragh Beg Farm Nassau Road Dogmills Ramsey Isle Of Man Case Officer : Mr Chris Balmer Photo Taken: 10.03.2017 Site Visit: 10.03.2017 Expected Decision Level: Planning Committee

Officer’s Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE SITE IS NOT DESIGNATED FOR DEVELOPMENT

1.0 THE SITE - 1.1 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 (327 acres) 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. - 1.2 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.

2.0 PROPOSAL - 2.1 The application seeks approval in principle for erection of an agricultural worker's dwelling. The dwelling would be positioned approximately 30 metres to the west of the main farm holding and would be accessed via a new track which runs from the main farm access to the site. The new dwelling would therefore utilise the existing farm entrance onto the Nassau Road. Please note that as well as the principle of development being sought, the siting and means of access are also proposed to be determined now, although the applicants have indicated that proposed dwellings site and orientation can be adjusted. This is perhaps considered advisable given there is no design of the dwelling at this stage.

3.0 PLANNING STATUS - 3.1 The application site is not within an area recognised for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, nor within an area zoned as High Landscape or Coastal Value and Scenic Significance. - 3.2 Due to the site location, its zoning and the type of proposal, the following policies are relevant for consideration:-

3.3 Environment Policy 1 states: "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." - 3.4 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 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 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 the 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 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."

3.5 General Policy 3 states: "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)"

3.6 Housing Policy 7 states: "New agricultural dwellings will only be permitted in exceptional circumstances where real agricultural need is demonstrated." - 3.7 Further to these policies it is also important to understand the purposes of them. This is further explained within paragraphs 8.9.2 and 8.9.3 of the Strategic Plan. Paragraph 8.9.2 states that: "Agricultural need should be established having regard to:

• (a) what living accommodation has been built on, or in association with the farm holding in the past, and how it is now occupied; and
• (b) who will occupy the proposed dwelling, and what role they will play in the operation of the farm; in some circumstances, there will be a legitimate need for a dwelling for a retiring farmer who proposes to vacate the farmhouse but to continue to assist on the farm."

3.8 Paragraph 8.9.3 states that: "In judging whether the need is sufficient to over-ride other policies, particular regard will be had to:-

• (a) the previous or proposed severance of land and buildings;
• (b) the agricultural justification for sub-division of a farm;
• (c) the long-term viability of new or unproven agricultural enterprises such as small-holdings, market gardens, or horticulture;
• (d) the extent to which the applicant's employment in agriculture is only part-time; and
• (e) in the case of a retiring farmer, whether the proposal would result in vacation of an existing farm dwelling for agricultural use, and whether the applicant would continue to assist in the operation of the farm."

3.9 Housing Policy 8 states: "Where permission is granted for an agricultural dwelling, a condition will be attached restricting the occupation to a person engaged or last engaged solely in agriculture; or a widow or widower of such a person, or any resident dependants."

3.10 Housing Policy 9 states: "Where permission is granted for an agricultural dwelling, the dwelling must be sited such that;

• (a) it is within or immediately adjoining the main group of farm buildings or a group of farm buildings associated with that farm,
• (b) it is well set back from any public highway, and
• (c) it is approached via the existing farm access."

3.11 Paragraph 8.9.5 states that: "If it is not possible for the farm worker to live in the nearest village, the siting of the proposed dwelling should be selected having regard to the various landscape policies in Chapter 7. In particular, the dwelling should self-evidently form part of the farm group."

4.0 PLANNING HISTORY - 4.1 Planning permission has been granted for the erection of agricultural buildings under PAs 11/01492/B, 05/01617/B, 02/02393/B and 88/01396/B and extensions to existing agricultural buildings under PAs 98/00147/B and 96/00223/B.

5.0 REPRESENTATIONS - 5.1 Bride Parish Commissioners (received on 14.02.2017) have no objection. - 5.2 Highways Division initially made the following comments (received on 28.10.2016) - It should be noted the position of the access has since changed and it is hoped to prove a update to the new access at or before the Planning Committee Meeting: "The proposal is to construct a new dwelling with access from an existing farm track and gate on Nassau Road Bride.

It has not been demonstrated on the drawings that the required visibility splays can be achieved, however the road is relatively straight with a grass verge and the adjacent land appears to be in the ownership of the applicant.

Any application for reserved matters should include a drawing to an appropriate scale that indicates the visibility of 120m can be achieved over land within their control from a point 2.4m back from the edge of carriageway to the near side carriageway edge in both directions.

Highway Services ddoes not oppose this application subject to the following condition:

• 1.Any application for reserved matters should include a drawing to an appropriate scale that indicates the visibility of 120m can be achieved over land within their control from a point 2.4m back from the edge of carriageway to the near side carriageway edge in both directions. Reason: in the interest of highway safety"

5.3 Agricultural Policy Manager -DEFA makes the following comments: "This is an interesting scenario which could set interesting precedents; I cannot think of another instance where the farm house has not being bequeathed to the person who is left the majority of the farm.

8.9.3 In judging whether the need is sufficient to over-ride other policies, particular regard will be had to:-

• (a) the previous or proposed severance of land and buildings;
• (b) the agricultural justification for sub-division of a farm;
• (c) the long-term viability of new or unproven agricultural enterprises such as small-holdings, market gardens, or horticulture;
• (d) the extent to which the applicant's employment in agriculture is only part-time; and

• (e) in the case of a retiring farmer, whether the proposal would result in vacation of an existing farm dwelling for agricultural use, and whether the applicant would continue to assist in the operation of the farm.

The bequest of the 'original' farm house to a family member who isn't actively involved in agriculture:

• a) The original house is no longer available to persons actively working on the farm; could this original house be purchased from the current owner?
• b) There was no agricultural justification for this action; was this a premeditated move to artificially create an agricultural need for additional housing?
• c) N/A
• d) The applicant appears to be employed full time in Agriculture
• e) The current farmer may be considering taking up a 'back seat' in the business

There is one house on site which is occupied by someone who has an active interest in the business; this would meet any livestock welfare requirements. The applicant lives within what could be described as a reasonable commuting distance to his place of work.

Should the applicant become the 'main farmer' it isn't unreasonable to expect that they enter negotiations with the occupants of the original farm house and or the current farmer moves into 'retirement' accommodation.

Living in the middle of a working farm isn't an ideal environment when one isn't actually actively involved with the farm; in fact there are real health and safety issues around such an environment especially if young children are involved."

6.0 ASSESSMENT - 6.1 There are considered a few key issues, firstly the justification for a new agricultural workers dwelling, and second the siting and access arrangements of the proposed dwelling JUSTIFICATION FOR A NEW AGRICULTURAL WORKERS DWELLING - 6.2 The justification test set out in the Strategic Plan makes it clear that agricultural worker's dwellings are only acceptable as an exception and where they are essential. In additional to the test of whether the dwelling is to be for a full time farmer, the policy states that need should be established having regard to what living accommodation is or has been available to the farmer or has been associated with the farm holding. - 6.3 Currently the property has a single dwelling associated with it which is used by Mr Charlie Cormode (applicant) who lives in Curragh Beg Cottage which is located on the opposite of the Nassau Road to the farm entrance. This was built in 1977 with an ownership tie to the farm, not an agricultural workers tie/condition. Mr Charlie Cormode and his wife have lived in the property since its construction and they indicate there is no intention to split this dwelling from the farm holding. The family (Cormode's) have been farming Curragh Beg since at least 1850's and the current applicant has been running the farm for over 20 years. - 6.4 There is also a farmhouse (no agricultural workers condition attached) within the main farm holding named Curragh Beg. This property is not your typical Manx vernacular farmhouse in design or finish, having a brick construction and a different style. This property would appear to have been constructed perhaps in the 1920/30s. This property was occupied by the applicant's father who also worked on the farm, until his passing in 2005 where the farmhouse (Curragh Beg) was passed to his grandson (applicant's son) even though he was aware that neither the grandson nor the latter's partner are involved in farming.

6.5 The proposed new dwelling would be occupied by the applicant's daughter (Mrs Jenny Canann) who currently works on the farm with the applicant, with a longer term view that she takes the farm over. She current lives in Ramsey (8 miles round trip). - 6.6 The applicants indicated that; "Upto 2005 Curragh Beg was a dairy farm with 80 dairy cows and 200 sheep. At that time Mr Cormodes's daughter, Mrs Jemmy Cannan, helped with milking and welfare of the cattle. Mr Cormode also employed a part time helper; the latter has since retired. When dairying ceased it takes time to build up a herd of beef cattle. During this time Mr Charlie Cormode has been working time and a half on the farm and as he gets nearer to retirement wishes to reduce his hours to simply normal working hours. Mrs Cannan returned to working fulltime in the finance industry. Now she works virtually fulltime on the farm while still working part time in the finance industry to help pay off the mortgage in her current house. She wishes to become full time on the farm only. The number of stock on the farm has now grown to the extent that it requires two people living full time on the farmstead itself to look after them." - 6.7 The applicants have also explained in detail the need for living on the site, these are summarised as;

• o Calving and lambing - Calving occurs throughout the year and require 24hr, 7 day a week supervision to ensure maximum cow/calf and ewe/lamb survival. It is essential that at least two people are on site, not only to physically do the work but also for health and safety reasons. Lambing takes place over a period of several months in autumn to produce spring lambs. Most lambing is done in the barns at Curragh Beg farm with ewes and lambs having to be moved out of the sheds and spread out into fields a few days after birth and then a regular watch kept on them. This takes two people to handle and move the animals. Similarly regular trips have to be made to Narradale, an 18 mile round trip, to ensure that stock remain healthy and are moved into different fields after lambing has taken place.
• o General Management of Stock - Cattle in particular individually need two people to handle them not only during calving but also when stock are being moved about the farm for inspections/treatments etc. This is the same for Sheep/lambs.
• o Control of cattle diseases - Cattle and sheep are vulnerable to many diseases and these must be notified to DEFA if suspected. It is widely accepted by government, vets and farmers that the best way to prevent diseases spreading is regular monitoring livestock and consulting a veterinary surgeon as soon as disease is suspected. Monitoring needs to take place several times a day/night. If a farmer is not living on site, monitoring to the level required by government is incredibly difficult and so often is not done at busier times of year.
• o Biosecurity - Good farm biosecurity is essential to stop the introduction and spread of animal diseases in the Island.
• o Emergencies such as adverse weather conditions, stock needing urgent attention, veterinary problems etc. The farm being in the countryside and a farmer living several miles away there is a real risk that a minor emergency could develop into something much more serious due to the time it takes to travel to the farm. Weather can also prevent someone actually being able to get to the farm as seen in March 2013 with snow closing roads for many days.
• o Farm security - farms are often targeted by those wanting to take machinery and materials from farms without permission. It has also been known that livestock have been removed from fields during the night. A farmer living on the site is a deterrent on its own for some people who act illegally but certainly if an incident does happen it is likely that it will be spotted much earlier if a farmer lives on site and so police will be alerted much quicker.
• o Crop Management - the farm has 20 acres of cereal production barley for food and 50 acres
• of grassland used every year for silaging to produce fodder for the winter months (upto 6 months). Both silaging and harvesting involve a minimum of two people one for driving the forager and one for collecting. Such operations are weather dependent needing two people immediately available at the appropriate time.

6.8 In terms of the farm holding the farm is 327 acres in size and the farm is stocked and managed to produce top quality beef and lamb for the Manx people. There are a total of 80 cows

• producing calves year round for the production of beef and replacement heifers. The sheep flock comprises of 450 ewes of which 80 lamb in the autumn to produce spring lambs for the local market around Easter and the reminder, including 120 at Narradale, lamb in the spring with lams finished at around 6 months of age. There is also the above mention crops grown.
• 6.9 In terms of the above the standard labour unit calculation for the farm holding is 3.36 total labour units, i.e. there is enough work on the farm for at least 3 farm workers.
• 6.10 Advice was sought from the Agricultural Policy Manager (DEFA) and his comments are within the representation section of this report. In response to his comments the applicants have stated the following: "The Agricultural Policy Manager appears not to consider the fact that the future of farming is dependent on young farmers being able to raise future farming families. I have never heard it said before that this should ideally be done off the farm. As indicated by our agricultural assessment there is a need for 3 farm workers on the farm; this assessment has been done by someone who used to work for the Agricultural Division; her method of undertaking these assessments has been confirmed as valid. One aim of your policy is not to cause severance of farm holdings. Yet the suggestions put forward seem to want severance of Manx farming families. It was the specific wish of Mr Cormode's father that his grandson should inherit Curragh Beg farmhouse; this was over 12 years ago. Maybe he had hoped that that would encourage him into farming; if so it has not specifically worked; it was never a deliberate ploy to help Mrs Canaan try and obtain permission for a further house. This does not mean that Mr Cormode and his daughter want to split the family up or try to deprive one member of their inheritance. Curragh Beg Farmhouse is not a tied property and the family are entitled to deal with it as they wish. Curragh Beg Bungalow where Mr Cormode lives is a modest bungalow not really capable of enlargement. It is not suitable for Mrs Canaan to take over. Notwithstanding that, there is full justification, as previously given, for two people who work on the farm to be living on the farm; it is not just a question of a 4 mile "commute"; that commute can be in the middle of the night, sometimes several times a night, and is an 8 mile round trip. Calving, which is a year round activity and frequently at night, not infrequently requires two people. Mr Cormode will remain on the farm to assist Mrs Canann - he is not going to move away; the farm and the well fare of the animals needs both."
• 6.11 There appears a clear need for the farm to have two associated dwellings on the site for the reasons given and the total labour requirement to operate the farm is also supportive of this view. Furthermore, it is accepted and understood that the applicant who has farmed the holding for more than 20 years and nearing retirement age wishes, to pass his knowledge and experience to his daughter who in time will "take over" the farm. He will remain within Curragh Beg Cottage and provide assistance, and could potentially fit within the above definition as a "retiring farmer" who continues to assist on the farm.
• 6.12 The issue is perhaps that historically, until the last 12 years, the farm did have two dwellings associated with it, Curragh Beg and Curragh Beg Cottage. As indicated within paragraph 3.7 of this report, the IOM Strategic Plan indicates that: "In judging whether the need is sufficient to over-ride other policies, particular regard will be had to:(a) the previous or proposed severance of land and buildings;…"
• 6.13 It could be viewed that the severance of the original farmhouse Curragh Beg, to a person not connected with the working of the farm, has severed one of the two dwellings associated with the farm and therefore the application should be refused on this ground.
• 6.14 However, it is noted the property was passed to the grandson, which was outside the control of the applicant, being his father's wishes over 12 years ago. Since this time the farm has expanded and altered from a dairy farm to a beef and lamb producing farm and the applicant's daughter has taken a keen interest to take over the farm. Accordingly, it could be considered reasonable to view times have changed since the passing of the applicants father and given the evidence submitted

• justifying why a new second dwelling is needed on the farm, perhaps it is reasonable to allow a second dwelling at this time and allow the family to continue to farm on the site.
• 6.15 It was noted when visiting the site to consider the application that a two storey Manx stone barn was located within the site, which had the potential to be converted to providing a residential dwelling. However, its location within the centre of the working farm and being surrounded by large steel barns would not provide acceptable level of residential amenity space for future occupants. To make this more acceptable it would likely require approximately half the farm buildings to be demolished and re-built within existing agricultural fields. Accordingly, it was not considered an acceptable option to convert the existing stone barn to provide an additional dwelling on the site. THE SITING AND ACCESS ARRANGEMENTS OF THE PROPOSED DWELLING
• 6.16 The footprint of the proposed dwelling has been included, and is a matter which could be considered now; albeit the applicants have advised that the siting and orientation can be adjusted. Given no information on the design of the dwelling, it is considered that the precise siting of the dwelling at this stage is not determined now, and be a matter considered at any future reserved matters application. However, in terms of the site the dwelling would be located; this is considered a matter which can be judged now. Housing Policy 9 states that he dwelling must be sited such that; (a) it is within or immediately adjoining the main group of farm buildings or a group of farm buildings associated with that farm; (b) it is well set back from any public highway, and (c) it is approached via the existing farm access.

6.16 The site where the dwelling would be located is immediately to the west of the main farm complex. Visiting the site and discussing various siting options with the applicant; it is judged that certainly from a practical point and visual aspect this site is considered to be the best option for the siting of a dwelling overall. The dwelling, the same as the farm holding, would be setback from the highway approximate 120 metres away at its closest point. In terms of accessing the site the proposal would utilise the existing main farm access/entrance. A new track would be created running parallel and near to the main farm complex through a field which has been used for many years as an outside storage area for silage and agricultural equipment/machinery. Accordingly from these aspects it is considered the proposal would comply with Housing Policy 9. - 7.0 RECOMMENDATION

7.1 Overall, it is considered that the justification for a second agricultural workers dwelling has been adequately proven and justified. The main issue is whether the severance (passed to a nonfarm worker) of the original farmhouse Curragh Beg, 12 years ago and therefore resulting in the loss of one of the two dwellings historically associated with the farm could be considered to constitute evidence of lack of need. The Planning Department should consider carefully the history of a site/dwellings/farm holding and usage of any dwellings in the past or currently when making a decision. - 7.2 The applicant have made reference to application for a agricultural workers dwelling at Ballakissack Farm (16/00664/B) which was recently approved at appeal following the Planning Committee refusal of the application. One of the Committees fours reasons for refusal, related to the need and the fact that there were two dwellings that had associated with Ballakissack Farm, Ballakissack Farmhouse (original house) and Ballakissack Cottage, albeit neither had agricultural workers conditions attached. However, the Inspector recommend the application be approved (which the Minster agreed) on the basis that there was a clear essential need for a dwelling on the site to operate the dairy farm. He also noted that "While it appears that there were once two dwellings on this holding, neither of them was reserved exclusively for occupation by a farm worker.". - 7.3 In his conclusion the Inspector commented:

• "It seems to me to be a matter of national importance to support the dwindling number of dairy farms on the Isle of Man, and to encourage young people to work on these farms. The alternative seems to be to accept the continuing decline in dairy farming, and for the Island to rely increasingly on imported milk and dairy produce."
• 7.4 However, there are other examples where the concern of need was raised given there were already three dwelling associated with Ballavell Farm and an application sought a fourth. These applications were 06/01877/A & 11/00930/A at Ballavell Farm. Both were refused on the grounds that: "R 1. Since the labour requirement for the farm is three, and there are already on the farm three dwellings, the erection of a further agricultural dwelling is unwarranted; there is thus insufficient agricultural need to off-set the Department's general policies in relation to new houses in the countryside."
• 7.5 In this case there was the original main farmhouse, and two agricultural workers dwellings approved in 1980 and 1982. At the time of the applications only one of these dwellings was been occupied by a full time worker. It is perhaps important to note the previous Inspector comments on these issues and the issue of justification for a further dwelling which was considered under application 06/01877/A. He stated:"The recognised requirement is for 3 full time workers on the farm and there are 3 dwellings. Whilst they may not currently be all occupied by operative farm workers that to an extent is the choice of the Duggan family. It must be recognised that a new dwelling would remain on the site long after the current circumstances of the family have ceased to be relevant…".
• 7.6 Accordingly the Inspector judged that it was the families chose to only occupy one of the three dwellings for occupation by a agricultural worker.
• 7.7 As Members will be aware each application needs to be judged on its own merits, especially when allowing development in the countryside where an essential needs to a particular farm holder is required to be made and each case is different. Accordingly, it is not considered appropriate to comment that because one application has been accepted elsewhere than this approach should be continued. If this was the case then they wouldn't be a exceptional circumstance. As seen above there are two similar schemes which have two difference conclusions. This only highlights the point that each application needs to be considered on its own merits.
• 7.8 In this case there is considered clear agricultural justification for two agricultural workers to be on site and while the original farmhouse has essentially been lost to the farm, it is acknowledged that there was no agricultural workers condition attached, similar situation to Ballakissack Farm. It is also noted that the passing of this original farm house to a non-farmer worker was outside the applicant's control, being his father who made the decision. Since this time the farm has changed direction in terms of production and the applicant's daughter has a strong interest to take over the farm from her father. It is consider the proposal would allow a young farmer to continue to learn the farmer operation with the guidance of her father (applicant) and in time take the farm over. The decision is a finley balanced decision, but overall is considered the proposal complies with General Policy 3 and Housing Policy 7 of the Isle of Man Strategic Plan.
• 7.9 Furthermore, the siting and access arrangements of the proposal would be appropriate and would appear connected with the farm holding given its location adjacent to the buildings connected to the farm holding, and therefore also comply with General Policy 3, Housing Policy 9 and Environment Policy 15 of the Isle of Man Strategic Plan.
• 7.10 For these reasons the proposal is considered to be appropriate and the application is therefore recommended for an approval.

- 8.0 PARTY STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• (d) The Highways Services of the Department of Infrastructure; and
• (e) The local authority in whose district the land the subject of the application is situated. Department of Environment, Food and Agriculture (Agricultural Policy Manager ) are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.

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: 11.04.2017 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions

• C 1. The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013.

• C 2. Application for approval of the reserved matters shall be made to the Department before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved. Reason: To avoid the accumulation of unimplemented planning approvals.
• C 3. Approval of the details of siting, design, external appearance of the building[s], internal layout, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced.

Reason: To comply with the Town and Country Planning (Development Procedure)(No2) Order 2013.

• C 4. The occupation of the dwelling hereby approved shall be limited to a person engaged or last engaged solely in agriculture on the Isle of Man, or a widow or widower of such a person, or any resident dependants.

• Reason: The site is in an area where new dwellings are not normally approved except where an agricultural need has been established and accepted by the Department.
• C 5. Any application for reserved matters should include a drawing to an appropriate scale that indicates the visibility of 120m can be achieved over land within the applicant's control from a point

• 2.4m back from the edge of carriageway to the near side carriageway edge in both directions. Reason: In the interest of highway safety

This approval relates to the submitted documents and drawing reference number Bride/cghbeg/1 received on 30th September 2016 and Bride/cghbeg/2(a) 17th March 2017.

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 : Permitted Committee Meeting Date: 24.04.2017

Signed : C Balmer Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO

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