Erection of two cattle shelters and two silage pits with associated hard standing and surface water drainage

Why Was This Approved?

• ✓New buildings sited alongside existing agricultural building, avoiding isolated countryside structures
• ✓Below-road-level siting reduces visual impact from Staarvey Road
• ✓Agricultural need confirmed — winter shelter required due to severe weather susceptibility in this part of the Island
• ✓Site operates as part of a multi-site rotation farming arrangement for local beef production
• ✓Design and access make the buildings unsuitable for non-agricultural reuse
• ✓Decision made by Planning Committee at the request of the Development Control Manager
• ✓drainage

The application covers an almost 9-acre site on the western side of Staarvey Road, between the A4 coast road and the A3 TT course, which forms part of a larger farmed area. The site already contains an agricultural building and a cottage, and slopes downward from east to west, meaning the proposed structures would sit below road level, reducing their visibility from the highway. The key planning issues were the impact on the Manx countryside and whether the agricultural need was genuine. Officers found that siting the new buildings alongside the existing agricultural building, rather than as isolated structures, was consistent with Strategic Plan guidance. The buildings will be visible from a public footpath around the site's periphery, but given the existing visual impact, the additional effect was not considered sufficient to justify refusal. The Agricultural Adviser confirmed the buildings are justified as part of a wider rotation farming operation important for local beef production, and animal welfare needs — particularly given the area's susceptibility to severe winter weather — added weight to the case.

The Planning Committee approved the application because the new structures would be grouped with an existing agricultural building rather than standing in isolation, their below-road-level position reduces visual impact, and the agricultural need for winter shelter and silage storage was confirmed by the Agricultural Adviser and supported by evidence of the operation's role in local beef production. The design and position of the buildings also made them unlikely to be repurposed for non-agricultural uses.

Conditions (6)

1. 1

   Condition 1

   The development hereby permitted shall commence before the expiration of four years from the date of this notice.

2. 2

   Condition 2

   This permission relates to the erection of two agricultural buildings and silage pits and associated drainage all as shown in drawings P01A, P02 and P03 all received on 30th November, 2013.

3. 3

   Condition 3

   All external sheeting of the proposed buildings shall be a dark green or olive green colour.

4. 4

   Condition 4

   The buildings and the site shall be used only for agricultural purposes.

5. 5

   Condition 5

   Prior to the commencement of any works, including excavation, the applicant must have undertaken by a suitably qualified body and approved by the Planning Authority, a survey of the site for lizards and frogs together with recommendations for protection or mitigation of any species or habitats found. The development must thereafter be undertaken in accordance with the approved protection/mitigation scheme.

6. 6

   Condition 6

   The proposed buildings must be fitted with open protected roof ridges to provide suitable ventilation for livestock and the silage pits provided with a non permeable base to prevent contamination of the adjacent water course.

Planning History (7)

Documents (16)