Scpc- Planning Statement

Planning Statement For The Erection Of A Glasshouse, Polytunnel And Barn/Stables, Ballachrink Farm, Brack-A- Broom Lane, German Im5 2Ap

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

1.0 Introduction
1.1 Ballachrink Farm sits on the eastern side of Brack-e-broom Lane which leads from the Glen Mooar Road which runs past the road to Tynwald Mills, to the Poortown Road just opposite Poortown Quarry. Brack-e-broom Lane is a single vehicle width lane which in places is poorly surfaced and with limited forward visibility and has at its south easterly end, a ford crossing the River Neb.
1.2 The site, which includes buildings and around 40 acres of land, stretches from Brack-e-

broom Lane to the Poortown Road (A20) where there is a gated access into the field abutting the road.

1.3 Ballachrink, formerly also known as Ballacronck and Ballacrink in Manx refers to hill farm
1.4 Brack-e-Broom Farm which sits to the north west of the site, which gives its name to the lane which serves the site, also referred to historically as Brackabrowne (1702), Brack a

broon (1739), Bracka brown (1741), Brackabroom (1765), Brack Broun (1794) and Breck-ybroom (1860s) could have evolved from the Scandinavian brekkubrunnr meaning slope spring or burn, perhaps relating to the small tributary of the Neb which has its source here, just shown at the top of the 1860s County Series map below.

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1.5 Access to the existing buildings is from Brack-e-broom Lane although there is a vehicular access from the Poortown Road albeit this provides an entrance and exit into the field with no track within the field itself.
1.6 The entrance from Brack-e-broom Lane is through a set of stone walls curving inward from the lane and leading straight up to the existing cottage. These walls recur around the site, in front of the cottage and in front of the stone barn.

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A photograph showing a dilapidated stone agricultural building with boarded windows and doors, situated next to a wooden shed and stone wall in a rural setting.

1.7 Alongside the cottage, to the north west is a stone barn. This is two storey with a slated roof and appears to have previously been longer, with a part of the former building’s front elevation and the end of the roof and the rear wall still in situ. Indeed, the Google aerial photograph and Streetview, dated 2010, seems to show a building complete with roof, still in situ.
1.8 The barn sits lower than the cottage and has two floors of accommodation at the front with a range of similarly sized vertically proportioned window apertures with two largeR door openings each on the ground and first floors. The ground floor windows seem to step up towards the east of the structure although the first floor windows seem in line. There are two glazed windows in the rear first floor and the windows and doors in the front are all boarded up.

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A low-resolution photograph showing a rural green field in the foreground with trees and a white building or agricultural structure visible in the distance.

Aerial photograph showing a rural site with a long agricultural building and adjacent structures in a green field.

1.9 There is a lower, single storey annex attached to the rear which is currently fitted with a metal sheeted roof. This has a large opening at the rear suitable for vehicular access, albeit that the annex has limited head room. There is a small door/window in the eastern gable. The building in its entirety is made of sandstone.

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A photograph of a long, two-story stone building in a state of disrepair with boarded-up windows and doors, surrounded by overgrown vegetation.

A photograph showing a dilapidated stone building, likely an old barn, with corrugated windows and overgrown vegetation in a rural setting.

1.10 The cottage is a modest, traditional, Manx cottage which retains much of its original character and appearance albeit that the roof is now finished in asbestos tiles rather than slates, the windows are framed in uPVC but retain the original sliding sash format and there is a more modern side annex. The cottage has external pipework which appears on the front elevation.
1.11 The rear elevation is clearly built into the higher ground at the rear.
1.12 There is also a small detached outbuilding to the left of the drive as one enters the property. This is part sandstone, part darker stone like some of the internal garden walls.

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A photograph showing the side of a white building surrounded by overgrown vegetation and bushes, with bright sunlight creating a lens flare.

Like the larger barn, it would appear from the 1860s map that this was in the past a larger structure and there also appears to have been another building on the left of the driveway as one approaches the house, of which there are no remains today.

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2.0 Planning policy
2.1 The only currently adopted land use policy document for this site is the Isle of Man Planning Scheme (Development Plan) Order 1982 which shows this site lying within an area not designated for a particular purpose. It is not within the areas of of High Landscape or Coastal Value and Scenic Significance which lie to the north and east and it is also outside of the area of historical interest with the Ancient Monument of Tynwald Hill and the archaeological site to the west, the Fairfield and St. John’s Church. The trees alongside the Poortown Road are identified as Woodland which confers Registered status (RA1462 GM29).
2.2 This designation brings a presumption against development (General Policy 3 of the Strategic Plan). The Strategic Plan applies a range of policies to development on the Island, many of which are aimed at promoting sustainable development and generally discouraging development in the countryside (Strategic Policies 1, 2 and 10, Spatial Policy 5 and Transport Policy 1) particularly development which is harmful to the character of the countryside (Environment Policy 1) although exceptions are made for development which is agriculturally justified (General Policy 3 and Environment Policy 15).

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Close-up view of a site plan or location map showing property boundaries, roads, and land features labeled 'Breck' and 'broom'.

2.3 The 1982 Plan is gradually being revised through the introduction of a series of newer development plans. This process began in the 1980s with a range of local plans for the larger settlements and later, in the 2000s this was firstly broadened to include larger areas (Laxey and Lonan in 2005) and even larger areas beginning in 2013 with the Area Plan for the South and in 2020, the Area Plan for the East. The Cabinet Office, which is currently the Government Department responsible for the preparation of development plans, is in the process of preparing a plan for the remainder of the Island, in the form of an Area Plan for the North and West. This is currently in draft form and was the subject of a public inquiry in July, 2024. The plan has very limited weight due to the evolution through its various stages and the changes that have been made up to and including at the public inquiry, and further changes are likely once the inspector’s report is received. However, there is useful information contained within the plan which continues to designate the site as not for a particular purpose - essentially part of the countryside.
2.4 The maps which accompany the draft Area Plan shows an area of ecological value on the other side of Brack e Broom Lane and also for the site to lie within a wider 500m buffer zone of “Safeguarded Minerals” associated with Poortown Quarry to the north.
2.5 As stated above, there is a general presumption against development in the countryside (Environment Policy 1 and General Policy 3). However, there are policies which allow for the development of buildings and structures associated with and required for agriculture and horticulture (General Policy 3f and Environment Policy 15) and also for equestrian development (Environment Policies 19, 20 and 21).
2.6 The land is designated on the Soil Capability map as Class 3 or 3/4 (this is relevant to Environment Policy 14 which presumes against the loss of higher class agricultural land.
2.7 Trees and ecology are protected (Environment Policies 3, 4, 5 and 6).
2.8 Development which would increase flood risk is generally discouraged and where development is proposed within a flood risk area, a Flood Risk Assessment is usually required. Within the farmland associated with the site there is a route of land which may be at risk of surface

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A site location map showing field boundaries and a road labeled Bradda A3rd with a purple highlighted area indicating the application site.

water flooding: this is associated with the watercourse which runs through the site but the risk area is some distance from the buildings:

2.9 The areas of an area of High Landscape or Coastal Value and Scenic Significance are gradually being superseded through the adoption of new Area Plans which embrace the Landscape Character Assessment of 2008. In this, the site lies within a wider area of Incised Slopes - Peel (D8) where the following general advice is provided for this type of landscape character area as summarised in the draft Area Plan. The full description and recommendations are included at Appendix One:

Landscape Strategy To conserve and enhance a) The character, quality and distinctiveness of the area with its open fields, its roads enclosed by Manx hedges and its scattered traditional farmsteads fringed by woodland.

Key Views

• Open and panoramic views in the higher eastern portion of the area, with distant views over Peel Harbour, the built-up edge of Peel and the Power Station’s tower, up to the tower on Corrin’s Hill and out to sea.
• On the smaller roads, away from the enclosed road corridors of the A1 and A20, there are glimpsed views through the hedgerows up the Greeba Valley and up to the surrounding upland areas.

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3.0 The proposal
3.1 Proposed is the erection of three new agricultural buildings: two - a glass house and polytunnel will be sited in the open area alongside Brack-e-Broom Lane and a third barn/ stables will be sited to the rear of the stone outbuilding with small courtyard in between. The glass house and polytunnel, have similar footprints of 20m by 9.6m/9.1m respectively with the stable/barn being slightly smaller at 15m by 12m with a two storey section of 15m by 6m although the natural ground level will result in the upper section being level with the ground in front and thus appearing from there as a single storey building. The barn will be finished in stone to complement the adjacent stone outbuilding with sections of sheeted cladding. The profile of the proposed barn/stables will mirror that of the existing barn to the south.
3.2 All existing trees are to be retained and have been surveyed and assessed as set out in the Arboricultural Report prepared by Wilson Tree Care. Where the proposed buildings encroach into the designated Root Protection Areas (RPAs) appropriate excavation and footings will be adopted to avoid damage to any of the existing tree root systems. A Tree Impact Plan, Arboricultural Impact Assessment, Tree Constraints Plan and Tree Protection Plan are all provided.
3.3 The proposed drainage system for these buildings is also shown on the submitted drawings and avoids contact with any of the root systems.
3.4 The proposed barn/stables has two large doors in the western and eastern elevations providing access for larger vehicles to both floors. The barn/stables is to be used to store all the farm equipment (present and future), animal feed, and, there are stables to accommodate horses including space if an animal needs to be isolated/housed indoors. The current farm equipment consists of a compact tractor (for the market garden and orchard), a larger tractor (for heavier duty work), a quad bike, a UTV, a 2.7 tonne digger, a flat bed truck, and various attachments for the tractor. There are also all the other various farm utensils. In future it will also be required to store larger equipment associated with heavy horses working the farm. There is a small courtyard to be finished in either cobbles or rustic block paving between the existing barn and proposed stables to provide a level and safe surface for the horses to enter and exit the stables and to access the lean to store on the existing barn upper level. Retaining walls will be introduced around the new barn as shown on the drawings to account for the natural gradients. The existing electric and telecommunications lines will be relocated and moved underground as part of the proposals.

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3.5 The glass house will be slightly taller than the polytunnel and built entirely of glass.
3.6 The polytunnel is the lowest of the three structures at approximately 4m in higher and built of aluminium frames with plastic sheeting surround (see additional information from Northern Polytunnels which is provided with the application).
3.7 The glasshouse and polytunnel are for the establishment of a commercial market garden. The polytunnel allows for the production of ‘normal/standard’ fruits/vegetables (and can also act as a poultry shed in the winter months) whilst the glasshouse will be used to produce more exotic (i.e Asian fruits and vegetables). Given the number of Filipino and Thai members of the community and the various Thai/Chinese restaurants the applicant considers that there is a market for locally grown exotic fruits/vegetables. See the Ryewater Nursery in this article as the inspiration for the exotic fruit/veg - https:// www.theguardian.com/food/2019/jul/14/meet-britains-finest-veg-producers-the-herbs-saywere-ready-use-us-now or https://www.greatbritishchefs.com/features/luke-farrell-southeast-asian-herbs/amp
3.8 It is not considered that a 40 acre farm is of sufficient size to be economically viable with traditional livestock or grass farming. The applicant therefore intends to focus on niche, high value (both in terms of monetary and ethical) products, hence the market garden and exotic vegetables.
3.9 The existing stone barn is unfortunately not suitable for storage of modern farm equipment as it was designed for when horses were used. The doors are only slightly wider than normal domestic doors and as such the mechanical equipment cannot access the barn. The small lean to on the side of the barn is of insufficient size to house little more than the small tractor and a quad bike. This means all other equipment has to sit outside in the weather or be stored up off site at some considerable distance from the farm. The barn is farm more suited to the storing and packing of produce grown on the farm which also clearly part of its original use (there is a hay storage area on the second floor).
3.10 The location for the buildings has been chosen as it is the least productive of the farmland and closest to the main access to the existing buildings. It is also closest to the existing buildings and served by the existing farm access as advocated in the planning

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policies for new agricultural buildings. It is also the lowest part of the farmland and generally well screened by existing trees.

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4.0 Planning history
4.1 The site has only been the subject of two applications in recent times, those for the replacement of the windows in the farmhouse (02/00482/B) and which was refused but later permitted under 02/01617/B (planning approval would not now be required for these works).
4.2 The adjacent farm, Brack-e-Broom has been the subject of only one recent application, that being for the demolition of two agricultural sheds and replacement with a new agricultural store attached to one of the remaining sheds, and the conversion of a stone barn to residential accommodation with a two storey extension which was all permitted (23/00180/B). This farm also had planning approval previously for the erection of a grain silo, lean to agricultural building and a free standing agricultural building (99/00041/B and 98/00772/B).

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5.0 Assessment
5.1 There is a presumption against development here other than that which is agriculturally justified or necessary for the use of land for equestrian purposes. The farm holding extends to 40 acres but its viability is limited by the means of access and the overall size of holding. In order to make the farm and any investment in it viable, the applicants intend to maximise the growing potential by erecting a large greenhouse and polytunnel in which they intend to grow produce which will appeal to the local market.
5.2 The applicants also have heavy horses which will be involved with the working of the land, resulting in highly sustainable local produce. The proposed stable building is more robust than a typical timber stable in order to accommodate these larger animals and also the proposed stone finish will complement the existing building immediately to the south and create a more traditional farm group than would a sheeted or timber building. It is not cavity walled however and is of a size to accommodate the proposed horses. There is no loss of high quality agricultural land and the ability to keep the horses on the site will reduce the amount of traffic coming to and going from the site. The stable facilities are not large scale and its appearance will be limited due to its location and intervening screening. The stable facilities are therefore considered to accord with Environment Policies 19, 20 and 21 although as the horses to be kept here are going to be working the land, they would be considered as agricultural animals and therefore subject to Environment Policy 15.
5.3 The existing available buildings to serve this holding are limited in use due to their size, the size and position of door openings. The largest building can be used for storing and packaging produce but is not suitable for large, modern machinery and vehicles. What is proposed reflects the size, materials and proportions of what exists and is not considered excessive. We would submit that the proposed barn fulfils the criteria for an exception to be made to the presumption against development here, as advocated in General Policy 3 and Environment Policy 15. The building is sited so that it is not prominent from a public vantage point and next to existing buildings. The building is approximately 130m from the nearest part of the closest building on the adjacent farm to the north west.
5.4 The polytunnel and glasshouse are closer to the road and will be visible to anyone passing the site. However, their siting is sheltered which is important given the nature of the buildings, and there are roadside trees which provide some screening of the area where the buildings will be erected. Below is a series of photographs taken this summer which show the nature of the road and the existing roadside vegetation.

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5.5 The information provided by Wilson Tree Care explains that within the site there is one individual Category A tree and one Cat A tree group - all elm. 3 Cat B trees, 3 Cat B tree groups, 2 Cat C trees, 6 Cat U trees and 1 Cat U tree group. The individual Cat A elm sits in the bank between the proposed glasshouse and the proposed stable and the Cat A group site on the southern side of the entrance up to the farmhouse. The report goes on to confirm that the proposed works will result in the removal of 6 trees which are Cat U, one tree group which is Cat U and the pruning of 3 Cat B trees to provide clearance for construction traffic. The removal of the 6 Cat U trees and Cat B tree group is recommended regardless of the application due to their poor structural/physiological condition and their colonisation by Ash Dieback. The report also confirms that minor Root Protection Area incursions from both the proposed glasshouse and the polytunnel and the construction of both structures is to utilise specialist foundation methods to minimise impacts to retained trees. The Cat A tree and tree group are not affected by the proposed development. New planting of 3 year old saplings from a range of Manx native trees listed on drawing 07 are to be introduced to mitigate the loss of the trees to be removed although it should be clear that these trees are not to be removed to facilitate the development but are recommended to be removed due to their condition.

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5.6 The agricultural buildings are necessary to enable this holding to be managed economically. The buildings are sited as close to the existing buildings as is practical and are finished in the material necessary for their purpose. We would submit that the new, proposed buildings are appropriate in appearance, materials and construction for their intended agricultural use and will not have an adverse impact on their surroundings. Bracke-Broom Lane is not heavily trafficked and the proposed buildings will only be visible as one passes the site and even then, the impact is mitigated by the existing vegetation. In any case, what will be visible are agricultural structures which are not out of place in a rural landscape, situated close to existing farm buildings. The buildings are sufficiently distant from neighbouring properties as not to create any adverse impact thereon. As such, we would submit that the proposal satisfies Environment Policies 15 and 16 and General Policy 3f.
5.7 The planning approval granted on the adjacent farm for the renovation of the outbuilding and their conversion to living accommodation demonstrates a welcome involvement in the rural buildings along Brack e Broom Lane and what is proposed in this current application is considered to continue this investment and bringing the land and buildings back into use, ensuring their continued maintenance. The traditional buildings which exist on site are an important reminder of the Island’s past but need to be supplemented by new structures which better suit modern agriculture.
5.8 The applicant’s plan for the farm will result in the holding being economically viable at the same time as improving the condition of the existing structures and the land more generally.
5.9 We believe that the proposed development will not only satisfy the relevant planning policies but will result in a positive environmental impact and an enhanced contribution to the Island in terms of the availability of new and different local foodstuffs, the investment in existing buildings of interest and the farm holding. The development will respect the landscape, preserving the features identified in the Landscape Character Assessment of “scattered farm houses surrounded by tree blocks, linked by small lanes and tracks”, and by concentrating the new buildings around the existing, close to the road, preserving the “predominantly open rural character” and “large angular pastoral and arable fields” above as well as the “woodland blocks on some of the rounded hills and around the various small scattered farmsteads”. The development will not adversely affect key views or any identified ecological features and will “conserve and

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enhance the character, quality and distinctiveness of the area with its open fields, its roads enclosed by Manx hedges and its scattered traditional farmsteads fringed by woodland” in accordance with the Assessment.

5.10 We would hope that the proposed development will be seen as a welcome enhancement to the Island’s agricultural productivity without any unacceptable harm to the Manx countryside.

Sarah Corlett 21.10.24

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APPENDIX ONE

EXCERPT FROM THE LANDSCAPE CHARACTER ASSESSMENT 2008

D8 – PEEL Key Characteristics

• Dramatic backdrop of the rising Northern Uplands to the north-east and Peel Hill to the west.
• Predominantly open rural character.
• Undulating land that slopes gently upwards to the east. Various small but notable rounded hills in the east of the area.
• Large, open pastoral and arable fields (with few trees) enclosed by Manx hedges.
• Some heath vegetation on rounded hilltops.
• Scattered farm houses surrounded by tree blocks, linked by small lanes and tracks.
• Built-up edge of Peel abruptly abuts surrounding field pattern in places and is fragmented elsewhere by fingers of built development.
• Two A-roads and an abandoned railway are conspicuous man-made linear features.
• Open quarry at Poortown.
• Presence of Manx Milestones.

Overall Character Description Gently sloping land that gets increasingly more undulating near the built-up area of Peel. Notable rounded mounds at Poortown and Cronk Lheannag. This undulating area is covered by large angular pastoral and arable fields. Few hedgerow trees in the Manx hedgerows create a relatively open character. Rougher heath vegetation grows on the rounded hills such as on the mound above the Poortown quarry, where granite and dolerite are extracted from an open face quarry. This, along with two other quarries in the area, are visible from various locations within the area. The area is relatively un-wooded with the notable exception of woodland blocks on some of the rounded hills and around the various small scattered farmsteads. These are accessible via numerous small, sometimes singlelane roads that are enclosed in sections by high Manx hedges with gorse and thorn hedges.

The dismantled railway forms a strong linear element north-south throughout the area with the A1 and A20 Poortown roads that run parallel to one another, forming two noisy and enclosed linear road corridors within the Peel area. The urban edge of Peel is not always

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clearly defined and had bled somewhat into the surrounding large arable and pastoral fields patterns, enclosing some fields near Peel Clothworkers School and along the A1 and A20 around Ballawattleworth where new development has occurred. Within this area are a number of tumuli, including the ‘Giant’s Cairn’ on top of the mound above Poortown quarry, from where panoramic views over the whole area are gained. The busy road corridors, built development of Peel and the quarries all contribute to a relatively settled and disturbed character, but with an increasing sense of tranquillity in the northern portion of the area adjacent to the less developed Cronk-y-Voddy.

Key Views

• Open and panoramic views in the higher eastern portion of the area, with distant views over Peel Harbour, the built-up edge of Peel and the Power Station’s tower, up to the tower on Corrin’s Hill and out to sea.
• On the smaller roads, away from the enclosed road corridors of the A1 and A20, there are glimpsed views through the hedgerows up the Greeba Valley and up to the surrounding upland areas.

Historic Features

• Remains of Giant’s Fingers Stone Circle.
• Dismantled railway and associated cuttings and bridges.

Ecological Features

• Farmland grassland habitats.
• Mature network of Manx hedgerows with gorse and occasional deciduous trees along field boundaries.
• Small aquatic and riparian waterside habitats in numerous small drainage ditches and standing bodies of water.
• Blocks and fragmented deciduous woodland.

Evaluation of Inherent Landscape Sensitivities

• Network of narrow rural roads and lanes with distinctive high grassed Manx hedgerows and gorse hedges.
• Fragmented woodland.
• Heath vegetation on open rounded hilltops.
• Scattered traditional farmsteads fringed by trees.
• Manx Milestones by roadside.

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• Sites of archaeological importance.
• Moderate sense of tranquillity.

Landscape Strategy The overall strategy should be to conserve and enhance the character, quality and distinctiveness of the area with its open fields, its roads enclosed by Manx hedges and its scattered traditional farmsteads fringed by woodland.

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Scpc- Planning Statement

Source & Provenance