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| Application No.: | 13/91202/B |
| Applicant: | Oatlands Estates Limited |
| Proposal: | Erection of an agricultural building and access track |
| Site Address: | Field 510585 Oatlands Farm Oatlands Road Santon Isle Of Man |
1.1 The site represents part of Oatlands Farm, which is located on the south western side of the Oatlands Road (B24) which links the Old and New Castletown Roads (A25 and A5). To the southwest of the farm is Oatlands Quarry.
1.2 The farm complex (all included within red line of submitted site plan) includes the original farmhouse to the southeast of the complex, with a number of stone traditional Manx barns to the north and north west of the farmhouse. Beyond these stone barns to the northeast and west are a number of more modern portal framed/block work barns and silos all various heights and sizes. It would appear the more modern barns have been erected over a period of time, rather than all at the same time.
1.3 Along the northwest boundary there is a significant level of mature landscaping and mature trees (woodland), with recent additional planting as well, which limit the appearance of the farm to the north and northeast of the site (i.e. from the Oatlands Road).
2.1 The application seeks approval for erection of an agricultural building and access track.
2.2 The proposed new building would be sited to the north-west of the existing Oatlands Farm complex which also runs parallel to the mature landscaping (woodland) to the south-east. A new access track would be created and would run to the south-eastern boundary of the site. The boundary comprises of a number of mature trees and recently planted trees.
2.3 The proposed barn would have a width of 10 metres, a depth of 36 metres and a ridge height of 7.4 metres. The proposals would be finished partially with a lower level of concrete block work with the remainder with dark green metal sheeting to match existing buildings.
3.1 The application site is within an area zoned as being High Landscape or Coastal Value and Scenic Significance on the Town and Country Planning (Development Plan) Order 1982.
3.2 Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:-
| Case Officer: | Mr Chris Balmer |
| Photo Taken: | 14.10.2013 |
| Site Visit: | 14.10.2013 |
| Expected Decision Level: | Officer Delegation |
3.3 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: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage." 3.4 Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or 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 different 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." 3.5 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 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."
4.1 The previous planning applications are considered relevant in the assessment and determination of this application;
4.2 Erection of extension to existing agricultural building - 13/91143/B - PENDING CONSIDERATION 4.3 Extension to existing implement shed to form grain/machinery store - 06/01209/B REFUSED on the following ground: "R 1. The proposed extension will be unacceptably close to an existing 11 kV electricity cable. Working in such close proximity to this cable may result in serious injury to farm or construction staff and/or damage to the cable.
Note: the applicant's agent has been informed of this by letter on two occasions but no response has been forthcoming." 4.4 Erection of an agricultural building and grain silo - 07/00722/B - APPROVED 4.5 Erection of agricultural building - 00/02317/B - APPROVED 4.6 Erection of dwelling - 96/00779/B - APPROVED 4.7 Erection of agricultural building and increase in height of silo - 84/00509/B APPROVED 5.0 REPRESENTATIONS 5.1 The Highway Division have no objection to the proposal. 6.0 ASSESSMENT 6.1 The starting point for any development within the countryside (i.e. not zoned for development) is General Policy 3 of the Isle of Man Strategic Plan. This policy states that development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of those buildings which are essential for the conduct of agriculture or forestry (paragraph f). 6.2 Further to this policy, Environment Policy 15 also needs consideration, as the first paragraph of this policy requires the Planning Authority to be satisfied that there is agricultural or horticultural need for a new building, sufficient to outweigh the general policy against development in the countryside. 6.3 To find whether the proposed barn would have a sufficient justification to comply with General Policy 3 and the first aspect of Environment Policy 15, the Authority has contacted the Agricultural Advisor from the Department of Environment, Food and Agricultural (DEFA) for their comments. 6.4 It should be noted there are two applications running concurrently this scheme and a further barn (13/91143/B - machinery \& feed store ) to the southeast of this site. The Agricultural Advisor statement is a joint statement covering both applications. The Advisor highlights that there is currently a range of stone buildings on the farm, but these buildings are not suitable for the housing of agricultural livestock or modern agricultural equipment due to lack of adequate access and unsuitable ventilation. 6.5 The Advisor has stated that: "The farming enterprise is based upon 500 acres of owned land of which 70 acres was cropped and the remainder is grass for grazing. The farming system has historically been based around a cereal crop rotation, with some of the land unsuitable for cropping leased out. The farm policy is changing to a livestock based farming system. Mr Dan Shacklock also operates a growing agricultural contracting business form the farm. Over the last 24 months the rearing of dairy bred calves has begun, taking these calves either from 2 days of age or weaned and rearing through to slaughter age. Stocking levels are now upto 100 0-1yr old calves and 30 1-2yr old cattle. A number of cattle were sold earlier in the year due to limited winter housing. These calves are generally purchased through the winter and spring months and reared in the existing buildings."
6.6 Furthermore the Advisor states that from the labour units based on the stock and land associated with the farm is 1.28 standard labour units. He also indicates that the current buildings provide approximately . Mr Shacklock is proposing to increase cattle number to approximately 150<1 year olds and 1501 to 2 year olds. The proposed cattle numbers will require an area of for housing and the associated feed and bedding. The current buildings are limited in their potential to house cattle having been constructed for machinery, grain and straw bale storage. The existing buildings are currently used in the rearing of livestock but are far from ideal. 6.7 It should be noted there are two applications running concurrently this scheme and a further barn (13 / 91202 / B) to the northwest of this site. 6.8 The Advisor concludes that the erection of agricultural buildings is agriculturally justified and would support this application subject to the roof of the livestock building (13 / 91143 / B) being fitted with an appropriate ventilation ridge. 6.9 It is reasonable when the planning authority is considering an application for a new barn, that adequate justification for the barn is provided, especially given any development in the countryside is an exception to planning policy. From the information received and the comments made by the Agricultural Advisor it is considered there is significant justification at this stage to justify an exception to planning policy. 6.10 The next aspect of Environment Policy 15 which needs consideration is regarding the siting, size and the design (materials \& colour) of the proposal and whether the proposal would be a sympathetic to the landscape and built environment of which they will form a part. 6.11 The new barn is proposed to be mostly constructed of metal sheeting to match adjoin buildings. The proposal in terms of finish and design is a common form of modern agricultural buildings on the Island and therefore the proposal from this respect is appropriate and in keeping within the countryside. 6.12 Environment Policy 15 also considers the siting of any new barn, and states that 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. 6.13 This aspect is perhaps the main issue with this application. Whilst the barn is near to the nearby farm complex, when viewed from the Oatlands Road to the north east (approximately 230 metres), the barn would appear to be outside the farm complex, mainly due to the landscaping (woodland) to the southeast of the site which would form a natural barrier between the proposed barn and the main farm complex. The applicants have considered alternative sites within the farm complex, but the only available land within the complex is low lying, adjacent to a pond which often floods in the winter periods. Other sites to the east, west or south of the farm complex would be very apparent from a number of locations when viewed from the Old Castletown Road due to the topography of the land which slopes downwards from the farm complex towards the Old Castletown Road. Consequently, the siting of the proposed barn would seem to have the least issues and/or the least visual impact compared. 6.14 As stated, the proposal will be apparent from Oatlands Road, although the barn will be only visible when immediately adjacent to the field (510585) boundary which runs along the Oatlands Road. This is mainly due to the topography of the area, which gradually rises from the site to the north. This would prevent views from Oatlands Road, to the north, and to the east, views travelling in the opposite direction along Oatlands Road would be screened by the existing significant landscaping and the main farm buildings. 6.15 It was noted when visiting the site, albeit not shown on the submitted drawings; a belt of landscaping along the field (510585) boundary which fronts onto Oatlands Road has already been planted. This in time will further reduce the visual appearance of the barn.
6.16 It should also be noted that when the proposed barn would be viewed from the limited section along Oatlands Road, the associated buildings of Oatlands Quarry form part of the backdrop (as well as a line of Fir Trees). Consequently, current views are not of an open countryside view, but a developed site. Therefore, it is considered the proposed barn would not have a significant adverse impact upon the visual amenities of the countryside and the siting is acceptable and complying with Environment Policy 15. 6.17 The proposed farm lane and yard area would be a low lying form of development which runs parallel with the landscaped field boundary (south-west). The lane would be accessed from an existing concrete road which runs to Oatlands Road. This concrete road also serves Oatlands Quarry. It is not considered the track proposed would have a significant impact upon the visual amenities of the countryside.
7.1 In conclusion whilst the proposal would comply with the relevant policies within the IOM Strategic Plan for the reasons given and therefore it is recommended that the application be approved.
8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e) and should be afforded interested party status:
The Department of Infrastructure Highways Division Santon Commissioners
Recommended Decision: Permitted
Date of 04.12.2013 Recommendation:
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the erection of an agricultural building and access track as proposed in the submitted documents which are date-stamped 7th October 2013.
C 3. The building must be used only for agricultural purposes.
C 4. The elevational and concrete block work on the new barn must be a dark green/olive green colour and be retained thereafter.
N 1. Notwithstanding condition 1 above, the building should have provided to it an open protected ridge to provide ventilation to the livestock within the building. None of these is considered to be development or require a further planning application as they do not materially change the external appearance of the building.
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) Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control
Signed : Sarah Corlett Senior Planning Officer Signed : Jennifer Chance Development Control Manager
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