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Application No.: 19/00040/B Applicant: James Brian Faragher Proposal: Erection of agricultural building and replacement roof to adjacent existing agricultural building Site Address: Ballaskelly Hillberry Mountain Road Onchan Isle of Man IM4 5BL Principal Planner: Miss S E Corlett Site Visit: 11.02.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 18.02.2019 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Reason: The countryside is protected from development and an exception is being made on the basis of agricultural need. As such the building must be used for the purposes for which it is approved.
Reason: The colour of the sheeting finish has not been specified and should minimise the impact of the approved building in the countryside.
Plans/Drawings/Information: This decision relates to drawings 01, 02 and 03 all received on 17th January, 2019. _______________________________________________________________
none _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The site is part of the holding of Ballaskelly, situated on both sides of the A18 as it passes from Onchan towards Creg na Baa. Access is available from the A18 up a short lane with very limited visibility onto the highway and where the speed of traffic is not restricted. Slightly further north on the other side of the road is Slegaby Lane. The farm group comprises a farmhouse and a number of agricultural buildings, mostly relatively modern, large span structures, some of which are visible from the descent from Creg na Baa. THE PROPOSAL - 2.1 Proposed is the erection of a new agricultural building within the existing group, re-roofing and extending an existing building, part of which will be demolished. The new building will have a footprint of 12m by 18.4m and will be 3.5m with a ridge level of 5.3m.
2.2 The building will be finished in blockwork up to a height of just under 1m and the remainder of the building finished in PVC box profile cladding of an unspecified colour. - 2.3 The applicant has explained that they own 61.5 hectares of land and rent a further 8.5 hectares and have 66 beef cows and 53 other beef cattle. The new building is for the storage and milling of home grown grains as well as the storage of feed bought in. It is hoped that this will assist in the self-sufficiency of the farm in the face of reduced availability of straw and grains. They explain that the existing buildings are all fully utilised and the works will enable the renovation and use of the existing stone building which is presently in a state of disrepair.
3.1 The site lies within an area designated on the Onchan Local Plan of 2000 as Open Space and also within an area of High Landscape Value and Scenic Significance in accordance with policy O/RES/P/22.
3.2 As such, there is a presumption against development here as set out in Environment Policies 1 and 2 of the Strategic Plan and General Policy 3 although there is provision for the erection of buildings which are essential for agriculture - GP3f. Further advice is provided at EP15 as follows:
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.
4.1 Agricultural buildings have been approved on this holding for the past 18 yeas with the most recent being in 2012 (12/01166/B). REPRESENTATIONS - 5.1 Highway Services approve the application (18.02.19).
5.2 Onchan Commissioners also approve the application (05.02.19). ASSESSMENT - 6.1 The existing buildings are visible from the A18 but through existing roadside vegetation and where there is no footpath and where vehicles are generally travelling at speed. As such, whilst the new building will be closer to the highway than are the existing, there is unlikely to be any significant or detrimental impact on the character or appearance of the countryside at this point.
6.2 The farm is an established one which is part of the Department's Agricultural Development Scheme. The works are therefore in association with a viable, working farm and the works will enable the rejuvenation of an existing, interesting building within the existing building group. The new building will add to the group but is of a form which is similar to the existing around it. CONCLUSION - 7.1 The scheme is considered to accord with the relevant Strategic Plan policies and is supported. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Signed : C BALMER Chris Balmer Principal Planner
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