Field 433122 Scarlett Farm Scarlett Road Castletown Isle Of Man
Officer's Report
The Site
The site is a field which is part of a larger holding which centres on Scarlett Farm which lies to the south west of Castletown. The holding has a group of buildings which include a farmhouse and a range of outbuildings – some modern, some older stone buildings, and a tall silo. Access to the buildings is from Castletown via Queen Street which becomes Scarlett Road and leads north west between Sea Mount and Seafield Cottage, and Scarlett House.
The holding extends to 176 acres and extends as far south west as the coastal footpath (Raad ny Foillan) which skirts the Island perimeter at this point. A public footpath also enables walkers to access the farm buildings from the north east from the path which joins Queen Street a field to the south west of Knock Rushen House. The farm complex is not easy to see from Queen Street and only the top of the farmhouse roof is visible when one travels towards the site from Scarlett Visitor Centre. The farm is more visible from the footpaths closer to the coast and closer to the farm itself.
The Proposal
Proposed is the erection of a farm building. The new building will be to the south west of the existing silage pit in field 433122 and to the south west of the existing group of farm buildings. The shed is to be 32m long, 12m wide and 6.1m high to the ridge. The building will be finished in green galvanised or natural fibre cement sheeting on the roof and Yorkshire boarding on the sides and rear of the building with concrete panels up to a height of 400mm. The front will have an overhang of 1.6m and access doors in both end gables.
The farm accommodates beef cattle and sheep. The building is intended to accommodate his suckler cows which are currently wintered outside. The applicant does not consider that the siting of the building is exposed or isolated and that the proposed shed is similar to the existing buildings in appearance and size. The out wintering of the cattle is proving more difficult and less healthy for the cattle due to heavy and prolonged periods of wet weather.
Planning Status And Policy
The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 as open space of High Landscape Value and Scenic Significance. There is an area of ecological interest which starts in the fields alongside the site of the proposed building.
Case Officer :
Miss S E Corlett
Photo Taken :
30.01.2013
Site Visit :
30.01.2013
Expected Decision Level :
Officer Delegation
As such, there is a presumption against development in such areas as set out in General Policy 3 and Environment Policies 1 and 2. Further information is provided at Environment Policy 15 in respect of new agricultural buildings:
General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
f) building and engineering operations which are essential for the conduct of agriculture or forestry".
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 at A.3.6 or which is not designated for future development on an 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."
Environment Policy 2 which states: "The present system of landscape classification of Areas of High Landscape of Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce difference categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
a) the development would not harm the character and quality of the landscape; or b) the location for the development is essential."
Environment Policy 15 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 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 is it 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."
Planning History
No planning applications have been submitted in respect of this site in recent times.
Representations
Malew Parish Commissioners and Highways Division indicate that they do not oppose the application.
Assessment
The building is not generally visible within the landscape other than as part of an established group of farm buildings. The building will therefore not appear out of place or prominent in what is a very attractive and largely unspoiled landscape.
It is considered that the proposal accords with GP3, EP15 and that the siting and reason for the new building overcomes the presumption against development set out in EPs 1 and 2.
The application is recommended for approval.
Party Status
The local authority, Malew Parish Commissioners, are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (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: Permitted
Date of 18.02.2013
Recommendation:
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> O : Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the erection of an agricultural building as shown in drawings 1206001, 1206-002 and 1206-003 all received on 11th January, 2013.
C 3. The building must be used only for agricultural purposes.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made: Permitted Date: ................................................. Determining officer (delete as appropriate)
