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Application No.: 10/00286/A Applicant: Mrs Jill Collins Proposal: Approval in principle for erection of a dwelling to replace existing storage barn Site Address: Ballacorris Croft, Clannagh Road, Santon, Isle Of Man, IM4 2HP ### Considerations Case Officer : Miss Laura Davy Photo Taken: Senior Planning Officer Site Visit: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Defer Consultee : Santon Commissioners Notes :**
The application site relates to an existing storage barn at Ballacorris Croft, Clannagh Road, Santon. The existing building is a modern, redundant agricultural building, currently used as storage shed; it measures approximately 9m x 13m. To the South East of the building is Ballacorris Croft, which is an existing dwelling.
Proposed approval in principle for the erection of a dwelling to replace the existing storage barn. The proposed dwelling would be sited on the footprint of the existing storage barn.
There are no previous planning applications that are considered material in the assessment of the current application.
The application site is in an area zoned as "white land" (countryside) on the 1982 Development Plan. It is appropriate to consider Environment Policy 1, General Policy 3 and Housing Policy 4 of the Isle of Man Strategic Plan (20th June 2007).
CONSULTATIONS Highways Division wish to defer as there is no information provided on the visibility splays when exiting the driveway. Santon Commissioners have made no comment.
Given the nature of the proposal, it is appropriate to consider the following Policies, 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:
Environment Policy 1: "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 as A.3.6 or which is not designated for future development on the 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."
Housing Policy 4: "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:
The application does not propose conversion of the building; therefore Housing Policy 11 is not relevant.
Using General Policy 3, point (c) should be considered. Point (c) recognises potential with previously developed land, however in Appendix it specifically excludes "Land that is or has been occupied by
agricultural or forestry buildings". For these reasons General Policy 3 does not support the proposed development.
Having assessed the proposed development against Environment Policy 1, it is considered that the proposal would have a harmful impact on the character and quality of the landscape. The existing agricultural building has a functional appearance which is typical of such a building. Furthermore, Environmental Policy 15 makes specific provision for agricultural buildings, recognising that in some cases such buildings are essential to the conduct of agriculture. If the building is no longer requires, it should be removed as opposed to replacing it with a new dwelling.
The application contains no support or justification for the proposal and it is considered that the need for the dwelling does not outweigh the detrimental impact of the proposed development on the countryside. Replacing the agricultural building with a dwelling would alter the use of the site, and have a harmful impact on the rural character of the countryside.
With reference to Housing Policy 4, the proposed development does not comply with any of the exceptional circumstances which are mentioned. To permit this application would set an unfortunate precedent which would suggest that it is acceptable to replace modern agricultural buildings located in the countryside with dwellings. This would clearly act to circumnavigate policies which act to protect the countryside from inappropriate development.
For the above reasons the application is considered unacceptable, and is recommended for refusal.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommendation Recommended Decision: Refused Date of Recommendation: 28.04.2010
Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
28 April 2010
10/00286/A
R 1. The proposed demolition of the existing agricultural building and the erection of a dwelling in the countryside would be contrary to Environment Policy 1, General Policy 3 and Housing Policy 4. As such permitting this development would not only result in serious harm to the character and appearance of the countryside, it would also set an unfortunate precedent which would suggest that the replacement of rural buildings with new dwellings is acceptable, contrary to the strong presumption against development in the countryside.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Senior Planning Officer.
Decision Made : Refused Date : 10/5110
Signed : Senior Planning Officer
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