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DESIGN STATEMENT
APPROVAL IN PRINCIPLE FOR THE CREATION OF AN AGRICULTURAL HOLDING at FIELD 430359 GLEN MOAR, CORLEA ROAD GRENABY for MANX RARE BREEDS LIMITED
RECEIVED ON 12 DEC 2014 DEPARTMENT OF INFRASTRUCTURE
| Received | 12/12/14 | 1401422 |
| DEPARTMENT OF INFRASTRUCTURE PLANNING and BUILDING CONTROL | ||
| Division | ||
| Town and County Planning Act 1999 | ||
| Officer Initials | ||
| Decision | ||
| Appeal |
Reference: 2014/31/05
1.0 CONTENTS 2.0 Introduction 3.0 Existing Site 4.0 Planning History 5.0 Pre-Application Advice 6.0 Planning Policy 7.0 Scheme Proposals 8.0 Summary
Appendix A - Existing Agricultural Building at Glen Mooar Appendix B - New Agricultural Building at Ballaloaghtan Appendix C - List of Vehicles and Plant / Equipment Appendix D - Report produced by Manx Rare Breeds Ltd
2.0 INTRODUCTION
This Design Statement accompanies the approval in principle planning application for the creation of a agricultural holding comprising agricultural worker's dwellings, agricultural sheds and storage buildings within part of Field 430359, which forms part of the parcel of land known as Glen Moar, Corlea Road, Ballasalla.
In this Design Statement the existing site, details of pre application consultations and the development proposals are discussed in full and should be read in conjunction with the following: -
3.0 EXISTING SITE
The agricultural field 430359 is part of the Glen Moar parcel of land located off the Corlea road in the South of the Isle of Man within the parish of Malew.
The application site is currently designated as agricultural grazing land and covers approximately 12,650 square metres (1.26 Hectares / 3.12 acres) within the agricultural parcel of land known as Glen Moar. The overall holding of Glen Moar comprises approximately 383,225 square metres (38.32 Hectares / 94.7 acres) of agricultural land used for grazing, with some areas of high landscape value and protected wildlife, refer to Carl Jenkins Design drawing numbered 2014/31/04 for locations. A further 13,283 square metres (1.33 Hectares / 3.28 acres) of agricultural grazing land forms part of the Glen Moar holding and is located on the opposite side of Corlea road. Refer to drawing 2014/31/02 for details of the Glen Moar holding and associated agricultural land owned by Manx Rare Breeds Ltd in the vicinity.
Although there are no agricultural buildings located on the proposed application site, there is a small agricultural building (20 foot x 45 foot) located to the southeast corner of the application site, roughly central to the Glen Moar holding. This building is not ideally suited for wintering of animal livestock however due to lack of available sheltering was used over the 2013 – 2014 winter period as a temporary measure. The existing building will be used for the storage of animal feed, fertiliser, hay bales or farming machinery when the new agricultural building is complete. Photographs of the existing agricultural building are attached in Appendix A to this design statement.
There are no watercourses directly bounding the application site, however there are a number of field drainage ditches spread across the whole parcel of land. These drainage ditches do not run all year round but fill up quickly during the winter months and during downpours. The application site is bounded on all four sides by field drainage ditches however these do not contain water for the majority of the year and therefore pose no risk of flooding on the application site. The drainage ditches follow the natural contours of the land and ultimately feed into a bigger watercourse in the valley that flows towards Castletown. Again the level of the main watercourse is significantly lower than the lowest part of the application site so there is no potential risk of flooding.
Vehicle access to the site is from Corlea Road, via an access lane, which serves two residential properties and has no through access. The lane is a single width carriageway with drainage bumps to steer any surface water into the adjacent Glion Cam watercourse. Access from the lane is currently via field 430391 access gate, through fields 430391 & 430355 and across a narrow strip of land into Field 430359, refer to drawing 2014/31/03 for details.
Preliminary service utility searches have been carried out and initial indications are that the majority of the site is clear of underground water, telecom and gas mains. However there is high voltage overhead power cables running across the northern most corner of the field, the exact location of these overhead power cables will be picked up during a full topographical survey, carried out as part of the future reserved matters application, and all new buildings will be located the required safe distance away as agreed with Manx Utilities.
A full topographical survey of the site will be carried out as part of the reserved matters planning application. Generally the application site slopes from the north western most boundary of the site towards the south eastern boundary. There are two distinct level plateaux across the application site and the boundary treatments are generally mature hedgerow with animal stock fencing.
Field 430359 has not been subject to any planning applications in the past however since Manx Rare Breeds Ltd purchased the land forming Glen Moar then a planning application has been submitted with regards field boundaries and access tracks. This is listed below: -
| Ref | Status | Details |
|---|---|---|
| 13/91384/B | Permitted | Creation of track in fields 430864, 430393, 430818 &430819 |
As Ballaloaghtan farm holding is operated in association with the Glen Moar parcel of land, below is listed the planning applications carried out by Manx Rare Breeds Ltd and the previous owner for Ballaloaghtan although this parcel of land is not part of the application site.
{{table:40182}} Planning Applications carried out by previous owner {{table:40183}}
02/00412/B Permitted Erection of agricultural dwelling. 03/01920/B Permitted Amendment to approved farm building renovation (01/01979/B) to provide natural slate roofing instead of metal sheeting. 07/00412/B Permitted Installation of four rooflights to Office / Store. 07/01799/B Permitted Erection of Agricultural store to replace existing 11/00745/C Refused Removal of an Agricultural Workers tie to dwelling.
Throughout the design process pre-application consultations have taken place with Miss Laura Davy, Assistant Planner. These consultations have been in the form of site visits, telephone conversations and email correspondence. The overall long-term plans of Manx Rare Breeds Ltd for Glen Moar have been discussed with the planning officer however at this stage the planning application covers an Application in Principle to establish an agricultural holding at Glen Moar only.
Initially pre application consultations had taken place with Miss Laura Davy with regards siting the new agricultural buildings in field 430859. However as the design process evolved then it became apparent to Manx Rare Breeds Ltd that in order to ensure the safe operation of the farm holding and prevent potential major contamination to the nearby watercourse due to silage effluent then this location was not suitable. Also field 430859 is located adjacent to the residential property of Old Moaney, which has recently undergone major refurbishment / renovation works and the residential property of Glen Moar farm. Manx Rare Breeds Ltd have a good relationship with the owners of both properties and therefore felt it was inappropriate to construct a working farm in such close proximity to the existing dwellings.
Several locations for the proposed new agricultural holding have been discussed with Miss Laura Davy during a site visit. Field 430359 is thought to be the most suitable from an agricultural operations point and is the preferred location by Manx Rare Breeds Ltd. The visual impact of the proposals in Field 430359 from the nearest public highway and adjacent properties were also discussed with the planning officer during the site visit.
The overall long-term plans of Manx Rare Breeds Ltd for Glen Moar have been discussed with the planning officer and this application for approval in principle is the first stage in the process. At this stage the planning application is for the change of use of the application site from grazing agricultural land to land containing buildings associated with the agricultural use of the holding. Future planning applications will be made going into the full detailed design, location, form etc for the individual buildings in accordance with current planning regulations on the application site once the outcome of this application is known.
Copies of the proposed planning submission documents have been emailed to Dr R. Selman, Senior Biodiversity Officer (Zoologist) and Dr K. Galtress, Inland Fisheries Manager at the Department of Environment, Food and Agriculture. No response has been received to date but both officers have been requested to contact us should further information be required.
A meeting was held on the 10th December 2014 with Mr Barry Powell, Clerk to the Malew Commissioners where the content and rationale behind the planning application was outlined. Mr Powell was sympathetic to the proposed planning application and understood the need for agricultural buildings on the Glen Moar holding. Following submission of the application, discussions will be held at the next commissioner's meeting (January or February 2015) where Mr Powell will confirm our meeting and relay the discussions to the Commissioners. Should the commissioners require any additional information then Mr Powell will contact us with a view to a further meeting being held.
Initial discussions were held with Mr Chris Kneale, Senior Agricultural Advisor for the department of Environment, Food and Agriculture to establish the need for an agricultural building and the appropriate size. Mr Kneale confirmed the initial proposals for a large scale agricultural building were justifiable from an agricultural perspective. We understand that Mr Chris Kneale has now left the department of Environment, Food and Agriculture and will make contact with his successor as soon as the person has been appointed. Following advice given by the department of Environment, Food and Agriculture careful consideration has been given to the location of the proposed buildings and the possible contamination of the adjacent watercourse during farming operations. The overall long-term plans of Manx Rare Breeds Ltd for Glen Moar have been discussed with the department of Environment, Food and Agriculture. Future planning applications will be made for the Glen Moar site as Manx Rare Breed initiative grows and animal stock levels increase and appropriate guidance will be sought from the department of Environment, Food and Agricultural prior to these applications being submitted.
The advice given in the pre application consultations has been incorporated into the drawings and information that form the basis of this application.
No reference is made to the property or the site in the written documentation or the maps.
Within the Isle of Man Strategic Plan 2007, the following policies are of particular relevance to this application. For brevity the relevant Strategic Objectives and Policies have been referenced only and the following should be read in conjunction with the published Government document.
6.2.1 STRATEGIC OBJECTIVES
Resources
a) This proposal seeks to optimise the use of the current agricultural land by expanding on the original use of the site. b) The detailed proposal will make efficient use of the site, taking into account access, landscape and amenity standards. c) The proposals will utilise the existing infrastructure, facilities and services of the site.
Environment This application follows the Strategic Objective to encourage “high quality development throughout the island”
The proposals will create a new agricultural holding within the countryside, which is required to develop the Manx Rare Breeds Ltd initiative. There are currently no suitable buildings on the Glen Moar site which may be used for this purpose.
b) The proposal will enhance the agricultural use of the site by ensuring the long term future and maintenance of the land, boundaries and drainage ditches. c) The siting of the proposal has been designed to prevent environmental pollution or disturbance during farming operations to the surrounding areas.
This proposal makes a positive contribution to the environment. This Design Statement takes into account the Strategic Aims and Policies and all future detailed planning applications will be in accordance the Strategic Aim and Policies.
Economy
The intended use of the site will offer new employment opportunities for farm staff on both a permanent and part time basis.
Social
As the Manx Rare Breeds Initiative grows then it is anticipated that an agricultural workers dwelling will be required to house a farm worker.
6.2.2 DETAILED POLICIES
General
The planning policy does not permit development in the countryside unless the development satisfies the criteria outlined in paragraph 6.3. Manx Rare Breeds Ltd believe the new agricultural buildings are required to satisfy these proposals falls within sections (a) and (f) of this policy.
Environment
These proposals will not adversely affect the countryside, they seek to ensure the long term survival of the agricultural land which forms Glen Moar. Discussions will be held with the department of Environment, Food and Agricultural to ensure best practice guidelines are complied with.
The application site is designated as agricultural grazing land. Although the Glen Moar holding contains areas of high landscape value, none of these areas will be affected by these proposals.
Field 430359 is defined as agricultural grazing and not considered to be an area of high landscape value or wildlife.
a) As part of the future detailed planning applications all watercourses and drainage ditches within the vicinity of the application site will be identified on the drawings. b) Any dirty water or pollution from the proposed buildings will be collected and treated on-site in accordance with DEFA guidelines. c) New buildings will be constructed in phases to avoid a reduction in water quality. d) All new buildings will be set back a minimum distance of 10 metres from any watercourse or drainage ditch identified in the vicinity to protect the aquatic and bankside habitats and species.
No discharge from the proposals would result in a breach of the “Code of Good Agricultural Practice for the Protection of Water”. The guidelines set out in the Code of Practice will be followed for the future detailed proposals.
There is no risk to the application site from flooding.
Field 430359 is defined as agricultural grazing and not considered to be an area of high landscape value or wildlife and is not considered versatile agricultural land (Classes 1-2).
Discussions have been held with Mr C. Kneale of DEFA to establish the need for the proposed buildings. The siting of the proposed buildings does not adhere to the Strategic Plan however is sited in order to minimize the risk of contamination of a watercourse and impact on neighbours which Manx Rare Breeds Ltd consider to be important factors. The design of all new buildings will be appropriate in terms of scale, materials, colour and form to be sympathetic to the surrounding environment.
Housing These proposals will introduce a new agricultural workers dwelling using a full and detailed planning application in the future. Therefore housing policies 7,8,9 and 10 will need to be taken into consideration.
The need for a new agricultural worker dwelling will be proven as part of a detailed planning application and will be supported by figures supplied in conjunction with the Department of Environment, Food and Agriculture.
A planning condition restricting the use of the new dwelling to a person engaged in agriculture will be acceptable to Manx Rare Breeds Ltd.
a) The proposed agricultural worker dwelling will be sited adjacent the new farm buildings. b) Will be set a significant distance from the public highway.
c) Will be approached via an existing farm tract which will be upgraded to make it more suitable for large agricultural vehicles.
The new agricultural worker dwelling will be designed in accordance with planning circular 3/91.
Business and Tourism
The new agricultural buildings are required to help continue expand the Manx Rare Breed venture. This venture encourages the growth of employment opportunities throughout the island.
Infrastructure
Surface water from the proposed building will discharge into soakaways or watercourse, subject to agreement. Any dirty water or pollution from the proposed buildings will be collected and treated on-site in accordance with DEFA guidelines.
6.3 1982 DEVELOPMENT PLAN 6.3.1 No reference is made to the site on the 1982 Development Plan. 7.0 SCHEME PROPOSAL 7.1 DESCRIPTION
The proposal seeks for approval in principle to change the use of part of field 430359 from agricultural grazing land into a site where agricultural buildings can be constructed associated with the day-to-day farming operations of Manx Rare Breeds Ltd. Upon receipt of Approval in Principle then a full and detailed planning application will be submitted for a large scale cattle shed required for the 2015 wintering of the animals. Further full and detailed planning applications will then be submitted for an agricultural worker's dwelling, large scale animal shed, storage shed and silage pit on the Glen Moar holding.
Early in 2013, Manx Rare Breeds Limited (owned by Monica and Paul Davis) purchased Ballaloaghtan Farm at Kerrowkeil, 90 acres of grazing and conservation land at Glen Moar, and 40 Acres on Clypse Moar. Working closely in collaboration with the Rare Breeds Survival Trust, MRB is working to establish a “Manx Ark” of the rarest UK breeds of domestic farm animals, principally cows, sheep and goats. See the report produced by Manx Rare Breeds in Appendix D outlining the concept of the Manx Rare Breeds initiative and future business plan.
Today the Manx Rare Breeds initiative boasts several breeds of endangered cattle including 45 Northern Diary Shorthorns, 30 White Park, 7 Highland and 5 Shetland. At the time of this application preparations are being made for next years breeding programme. It is expected that the numbers of cattle will increase by 16 Northern Diary Shorthorn calves, 14 White Park calves and 3 Shetland calves next year, some of which will be kept for breeding purposes. It is envisaged that the cattle stock is likely to increase to a minimum of 300 by the following year (2016).
The Manx Rare Breeds initiative is also home to several breeds of endangered sheep including 20 Hill Radnor, 50 Manx Loaghtan, 30 Portland, 27 Boreray (the world's most endangered sheep), 6 Soay, 12 North Ronaldsay, 9 Oxford Down and 12 Norfolk Horn sheep. Again it is the intention to breed the various endangered species of sheep to help grow the numbers over the coming years. It is anticipated that the sheep stock is likely to increase to a minimum of 100 of each breed by the following year (2016).
There are also examples of other endangered species being maintained by the Manx Rare Breeds Initiative, these include Golden Guernsey goats and Large Black pigs. Full details of the various breeds can be found at http://manxrarebreeds.com/our-breeds/
MRB plans over the coming years to establish Ballaloaghtan as a signature "show farm" employing the very best modern practices of land management and animal husbandry. Ultimately the intention is to showcase up to 10 different breeds on the land. Planning permission was recently sought and granted for the conversion of the existing barn into tourist accommodation and the erection of a small agricultural building on the Ballaloaghtan holding (PA13/91154/B & 13/90983/B) which are the first steps towards this goal of a "show farm". Photographs of the agricultural building are attached in Appendix B to this design statement.
Clearly the actual production of milk, wool and meat from these animals is not commercially viable with the heavy investment required in land management, employment of knowledgeable and committed farm workers, specialized veterinary services and the challenges of coping with the harsh Manx climate on hillside territories. However, there is keen educational and tourism interest in rare breeds management, as evidenced by the number of rare breeds farms established throughout the UK, including many "City Farms" where school children and adult visitors who rarely have contact with agriculture are able to experience closeness with a variety of animals.
With the proposed use of Ballaloaghtan as a "show farm" it is the intention to develop the Glen Moar holding into the day-to-day base for the farming operations. This will ensure the Ballaloaghtan site is suitable for tourists and visitors to view the variety of animals in the safety and cleanliness of a show ground whilst the more dangerous farming operations are carried out away from the members of public by experienced farm hands. It is the ultimate aim to erect a number of agricultural buildings within field 430359 at Glen Moar including a further animal shelter/storage building, silage pit and agricultural workers dwelling however these will form future applications as the initiative continues to gain momentum.
There are presently no suitable buildings on either Glen Moar or Ballaloaghtan for the winter housing of the current animal stock levels of Manx Rare Breeds Ltd. Although a 30 foot by 75 foot agricultural building has recently been constructed at Ballaloaghtan, this is nowhere near large enough to house the current stock levels including feed and machinery. Manx Rare Breeds requires urgently to progress with siting appropriate, modern farm buildings on the Glen Moar holding in order to protect stock from the coming winter (2015) and manage calving, lambing etc for 2016 & 2017 as well as protecting machinery and produce.
In order to maintain the current stock levels for the winter and work the land for next year then considerable feed and fertiliser will need to be stocked. The animals will require approximately 500 bales of hay and 1000 bags of feed over the winter period and this will need to be stored out of the elements. The existing agricultural building at Ballaloaghtan and Glen Moar will be used to store a certain amount of this however a large proportion will need to be stored in the new building. It is recommended by the HSE that round hay bales be stacked a maximum of 3 high internally and therefore 36 bales of hay would require approximately 17.3 square metres or 192 square feet of floor area. In addition to this fertiliser will need to be stored under cover for spreading on the fields early each year and can be stored in bags which are stacked three high.
In addition to the storage of animal feed and bedding, Manx Rare Breeds Ltd own and operate a large number of farming vehicles and equipment. At present the majority of equipment and machinery is stored at Ballaloaghtan farm and is open to the elements all year round. This significantly reduces the working life of the machinery and increases the servicing requirements, which have a financial impact on the farm operations. A full list of the farm vehicles and plant equipment can be found in Appendix C.
At present there are three full-time farm workers employed by Manx Rare Breeds Ltd to look after the current stocking levels. This started off as one person eighteen months ago and has increased as the number and variety of animal has been expanded. It is envisaged that the number of farm workers will need to be increased (perhaps doubled) in the next couple of years until the full potential of the Manx Rare Breeds initiative has been realised. There is currently a residential property as part of the Ballaloaghtan holding but as the majority of animals will be housed on the Glen Moar holding then an additional farm worker's dwelling is likely to be required. This will provide suitable accommodation for up to two of the farm workers and be located in the most suitable position to provide twenty-four hour care during lambing and calving. A further full and detailed planning application will be submitted for the agricultural worker's dwelling on the Glen Moar holding when the stocking levels justify the need and discussions have been held with the department of Environment, Food and Agriculture.
Manx Rare Breeds Ltd have explored a number of possible alternatives to establishing a new agricultural holding on the Glen Moar holding, including contact with the immediate neighbours with a view to possible purchase of their properties and associated outbuildings. Consideration has been given to moving farming operations further a field, including the government owned Knockaloe in the West of the island, however this was not successful. See the report produced by Manx Rare Breeds in
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