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15th July 2014
Secretary
Planning Committee
Department of Infrastructure
Murray House
Mount Havelock
Douglas
Dear Sir
Re: PLANNING SUPPORT STATEMENT :
Proposed Construction of replacement dwelling including erection of agricultural Building at 'Ballacowle Far, Lhen Road, Bride, IM7 4BQ – Mr Alan MARTIN
This Planning Support statement is to be read in conjunction with the submitted drawings and documents referenced below;
Applicants father bought Ballacowle Farm in 1966. The farm has been in the family ownership since 1920's. The applicant and his wife's families have been farming in the Isle of Man for many generations as far as historical records go back. The farm holding extends to 160 acres. The farm supplies over 170 tonnes annually of milling wheat to Laxey Glen Mills in addition to several types of cereal for animal feed. The farm breeds & supplies over 350 lambs annually to the IOM Meats.
The applicants future farm business plan is to expand the business to enable a more intensive, sustainable agricultural business capable of employing the applicant and his son.
The intensive nature of the business, particularly with regard to the livestock requires 24 hour attention and supervision on site.
The existing modest bungalow on site is occupied by the applicant and his wife. They will continue to live there in their retirement.
| - | Site Plan | WL/14/1312/1 | May 2014 |
| - | Plan as Proposed (dwelling) | WL/14/1312/2 | May 2014 |
| - | Plan as Proposed (agricultural shed) | WL/14/1312/3 | May 2014 |
| - | Location Plan | WL/14/1312/4 | May 2014 |
| - | Block Plan | WL/14/1312/5 | May 2014 |
| - | Plan as Existing (farmhouse) | WL/14/1312/6 | July 2014 |
| - | Letter of support from A Bell (MHK) & E Teare (MHK) | 16-6-14 | |
| - | Planning Application Form (1.7i) | 15-7-14 | |
| - | Land Ownership Statement Certificate (0.1i) | 15-7-14 | |
| - | Planning Application Checklist (PL4i) | 15-7-14 |
It is the aim of the applicant's son to run a diversified rural business alongside the mainstream agricultural business that currently exists in order to achieve a viable and sustainable future for both the applicant and his son.
The applicants Son currently rents a flat in Ramsey. In order to achieve the above aims it is essential that he resides on site at Ballacowle Farm.
THE SITE:
Ballacowle Farm is located approx 300m north of Bride Village. The farm is accessed from the Lhen Road. The access being located approx 200m north of the Bride Village. The first of the cluster of farm buildings are located approx 100m down the farm lane.
The 160 acres of land associated and attached to the farm extends northwards parallel and adjacent to the Cranstal Road leading to the Point of Ayre. The agricultural land is generally flat but gently sloping and gently undulating north of the farm buildings. St Bridgets Church in Bride Village sits higher than Ballacowle Farm but due to the topography Ballacowle Farm cannot easily be seen from the public highway within the Village. Sod hedges, stone walls and native hedgerows dominate the sides of the roads and lanes in the area.
Ballacowle farm comprises a range of buildings. The bungalow that is occupied by the applicant is the first building located to the north of the farm access lane. Beyond that and served of the farm yard are a range of modern portal frame agricultural buildings and most northerly a traditional brick built single storey agricultural building in a 'U' shaped courtyard arrangement. All these building are currently used to the maximum efficiency for agricultural purposes. Opposite the portal frame farm buildings there exists the original farmhouse which is unoccupied. To the south and east of this old farmhouse is a mature wooded area which was the orchard associated with the farmhouse. This defines the extent of the residential curtilage associated with the original farmhouse.
THE PROPOSAL:
Proposed is the demolition of the original farmhouse to accommodate a new portal frame agricultural building (to be used as a grain drying shed and store) measuring approx 14m x 10m x 5.5m to eaves. The roof of the building will be clad in corrugated fibre cement or metal clad roofing to match the existing adjacent buildings. The south west and south east elevations will have concrete block walls to approx 1.8m high and open vertical timber Yorkshire boarding above.
Also proposed is the construction of a detached dwelling (to be occupied by the applicants son). The proposed dwelling is to be located within the orchard area/residential curtilage associated with the original farmhouse but also partially into the agricultural field no 114145. This encroachment into field no 114145 is only approx 9m. The new boundary between the dwelling and field no 114145 will be formed as a traditional sod hedge. Access to the proposed dwelling will be from the existing farm lane opposite the existing bungalow occupied by the applicant.
The proposed dwelling is designed in accord with IOM Planning Circular 3/91 'Design in the Countryside'. Its roof will be natural slate or approved imitation slate, the walls predominantly rendered and painted and windows vertically proportioned. The overall floor area measured outside of the external walls is 213m2.
4no fruit trees to the north of the proposed dwelling within the orchard are to be removed to accommodate the turning area and vehicular hardstanding associated with dwelling. All other trees will be retained and protected as necessary.
The proposed portal frame building is to be used for drying the milling wheat for Laxey Glen Mills which is currently done outside. It will also be used for the storage of the milling wheat until it is required by the Laxey Glen Mill.
The location of the building has been determined due to its close proximity to the other farm buildings and can be serviced by the existing yard infrastructure.
It's location on the site of the existing farmhouse makes it inconspicuous behind the mature trees to its south and east.
The proposed dwelling is to be occupied by the applicant's son. As noted above it is essential that he lives on site in order that 24 hour supervision is available.
Whilst the original farmhouse is unoccupied it is evident that with some modernisation it could well be renovated to provide a habitable property 'without the need to obtain planning approval'. Its location however, within the yard and in such close proximity to the farm buildings is not compatible with safe management and operation of the farm. The new portal frame building that will replace the existing farmhouse will be entirely compatible and meet current farm assurance standards.
The proposed location of the replacement dwelling was determined following a site visit by the planning officer. Alternative sites were considered but it was concluded that without exception non would be less impacting than the site proposed.
Due to the topography of the site, the existing hedgerows and the backdrop of existing farm buildings and mature trees the proposed dwelling will not be conspicuous nor visually impacting from any public viewpoint.
The original farmhouse has a footprint of 115m2 (measured outside of external walls) and an overall floor area of 239m2 (measured outside of external walls).
The proposed dwelling has a footprint of 115m2 (measured outside of external walls) and an overall floor area of 213m2.
This equates to a reduction in overall area of approx 11%.
The residential curtilage associated with the original farm house extends to 3837m2 (identified by yellow line on drg no WL/14/1312/1).
The residential curtilage to be associated with the proposed replacement dwelling extends to 1437m2 (identified by red line on drg no WL/14/1312/1).
This reduction in residential curtilage of 2400m2 equates to approx 62.5% reduction.
The area outside the proposed residential curtilage will revert to agricultural (identified by red hatching on drg no WL/14/1312/1).
The proposals comply with Strategic Policy 1 a-c, Policy 3b, Policy 4b&c, General Policy 3, para c & d. Additionally Housing Policy 12 & 14 are relevant.
Notwithstanding compliancy with those Policies referred to above we note that there are mitigating circumstances relating to this application to justify your granting of approval. In brief they are;
Please do not hesitate to contact me should you require further information.
Yours sincerely
Wayne E LEWTHWAITE Director
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