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The application site represents the curtilage of Allandale Farm, Ballamanagh Road, Sulby. Within the site is an existing farm cottage and barn. The farm currently runs 81.50 eligible acres, with the opportunity to expand. To the North East of the application site is where permission has been granted for the erection of a detached dwelling. To the South West of the application site is the neighbouring property Close Moar which has a number of large buildings within the curtilage.
Proposed is the erection of an agricultural barn, the building would measure approximately 22.962m in length, 9.144m wide and a height of 4.576m with 3.353m to the eaves. It would be finished olive green cladding and would have timber sliding doors on the gable end which would face the existing building. The applicant hopes to expand the farm and would run a total of 161.50 acres.
The following previous planning applications are considered specifically material in the assessment and determination of the current application:
PA 06/01803/A Approval in principle for the erection of a barn
The above applications were permitted
The application site is within an area zoned as an area of "High Landscape Value or Coastal Value and Scenic Significance." Given the nature of the application it is appropriate to consider Environment Policy 15 and General Policy 3 of the Isle of Man Strategic Plan (20th June 2007).
Highways Division do not object as it has no traffic management, parking or road safety implications. Lezayre Commissioners recommend that the application be approved. The Agricultural Advisor of the Department of Environment Food and Agriculture has assessed the application and has made the following observations: "In conclusion to these comments, with the conformation that the 80 acres offered to the applicants is leased on at least a 5 year term, the erection of the proposed agricultural barn at Allandale, Ballamanagh Road, Sulby has many agricultural attractions to developing and assisting in sustaining this agricultural business." The owners/occupiers of 11 Mull View, Kirk Michael object to the proposal, they are also the owners of the land adjacent Allandale Farm, in summary they feel that the erection of another barn on the shared boundary would block sun light to their property and be intrusive, and would have to live with all the vermin, smell and noise that is associated with an agricultural building.
Given the nature of the application it is appropriate to consider General Policy 3 which states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
It is also appropriate to consider Environment Policy 15 which states: "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."
The application seeks approval for the erection of an agricultural building measuring approximately 22.962 m in length which would be parallel with the boundary which is shared with the neighbouring land, which has permission for the erection of a detached dwelling under PA 09/01719/REM.
The proposed agricultural barn would be approximately 6 m from the shared boundary. The side elevation of the proposed dwelling on the adjoining land would be approximately 14 m from the shared boundary. The side elevation of the dwelling would have windows which would look towards the application site; the windows in this elevation would serve the garage, utility room, kitchen and breakfast area. There would be a distance of approximately 20 m between the side elevation of the dwelling and the side elevation of the proposed barn.
Given the orientation of the proposed barn and the distance between that and the neighbouring dwelling, it is considered that the proposed development would not result in the undue loss of light to the neighbouring property.
There are no windows or doors in the side elevation of the proposed barn which looks towards the neighbouring property. The access to the barn is in the gable end and would be accessed via a timber door. It is judged that the proposal would not result in overlooking to the neighbouring property; it is considered that there would not be a loss of privacy of the neighbouring property as a result of this proposal.
The proposed development would be sited adjacent to the existing buildings that are within the site, approximately 5 m from the existing barn and would be of a typical agricultural style and finish with Plasticol coated metal sheets. The building would not be isolated, nor would it appear prominent in the site. The existing barn would provide some screening of the proposed development; therefore it would not be highly visible from the public thoroughfare. Given that the proposed barn would be sited adjacent to the existing building group and that it would not be highly visible from the public thoroughfare, it is considered that the proposal would not have a and adverse impact on the character and appearance of the site or surrounding area in general.
In the report provided by the Agricultural Advisor, the following comments have been made "...with the conformation that the 80 acres offered to the applicants is leased on at least a 5 year term, the erection of the proposed agricultural barn at Allandale, Ballmanagh Road, Sulby has many agricultural attractions to developing and assisting in sustaining this agricultural business."
The building is of a similar size to that of the building alongside which it would be situated and the proposed building will have a limited visual impact but will assist with the development of the farming enterprise. The Agricultural Adviser would recommend that there are agricultural attractions to the introduction of the building and it is recommended that there would not be an adverse impact and as such the application is recommended for approval.
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.
Department of Environment, Food and Agriculture are not afforded party status.
The owners/occupiers of 11 Mull View, Kirk Michael are afforded party status as the owners of the Land adjacent to Allandale Farm.
Recommended Decision: Permitted
Date of Recommendation: 18.10.2010
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This permission relates to the erection of an agricultural barn shown in Location Plan, Site Plan, and P4389-01 received 9th September 2010.
The agricultural barn shall be removed within 12 months of it ceasing to be needed in association with agriculture. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : .................................. Signed : .................................. Senior Planning Officer 18 October 2010
10/01015/B
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