APL Planning Statement

PLANNING STATEMENT IN RESPECT OF THE ERECTION OF TWO BARNS, FIELD 321916, OFF COOIL ROAD, MAROWN

1.0 Introduction
1.1 The site is an area of approximately 3.6ha (9 acres) of land which lies to the north of the A24 Cooil Road and to the west of a lane, which is also a public footpath, which links the A24 with the road that links the Braaid to Glen Vine. This narrow lane (known as the Ballacotch Lane) runs past Ballacotch Manor and Glen Dawn and their associated buildings.
1.2 The site accommodates an agricultural building which has a footprint of 20m by 32m, is finished in green sheeting and unrendered blockwork and partly cut into the land which naturally rises from north to south.
1.3 The building sits in an open yard which also slopes downward with earth bunding around the western and southern sides.
1.4 The site is accessed by an opening in the roadside hedging with unrendered pillars and walls and a metal security gate set back from the lane.
1.5 The existing building can be seen from the lane only when one passes the entrance as the roadside hedging generally screens the structure from view and similarly from the A24.

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

A large agricultural building with dark corrugated metal cladding and concrete lower walls, featuring large sliding doors and situated in a gravel yard with hay bales.

Company Registration 134325C

1.6 The building is not visible from the public car park at Chibbanagh Plantation and only for a short time when one approaches the lane from the south where the top of the building can be seen:
1.7 The building is visible from further afield albeit at a considerable distance and as part of a much wider landscape.
1.8 The site is part of a much larger holding of around 1,000 acres which is a combination of over 400 acres of owned land and the remainder rented, some seasonal grazing land. A plan showing the holding is attached. The farm manages a substantial herd of beef cattle and breeding cows and over 1,500 ewes and is organised from Ballachrink Farm near Archallagan Plantation where there is a farm house and a small number of barns. If further details of the enterprise is required for this Agricultural Development Scheme Farm, then this can be provided from Andrew Cooper of Department of Environment, Food and Agriculture.
1.9 The farm employs one full time agricultural worker supplemented by as many part time workers are required during the year.
1.10 As well as the management of the animals and crops, the applicant is also working with British Wool who have taken back the contract to manage wool from the Island and there will need to be facilities for storing wool associated with this scheme as the present storage facilities at Knockaloe Farm are no longer available.

Company Registration 134325C

1.11 The farm is cutting back on the use of plastics and now grow hay which is baled using netting rather than plastic.
1.12 The applicant has been working with and has had approval from the Manx Wildlife Trust for a scheme for the introduction of new planting along the hedge next to the A24, down the lane and on top of the bank around the existing building to introduce native shrubs and trees to provide additional screening.

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2.0 Planning policy
2.1 The site lies within an area not designated for development on the Area Plan for the East.
2.2 The Area Plan has a series of Constraints Maps which highlight where there are areas which merit particular protection: the Environmental Constraints map shows the site of archaeological importance approximately 450m to the west (the Braid Iron Age roundhouse) and Chibbanagh Plantation to the south of this.

Company Registration 134325C

A topographical map extract showing contour lines, roads, and a prominent red line, likely indicating a boundary or route.

A site location map showing field boundaries and roads with a red circle highlighting the application site.

2.3 The Infrastructural Constraints Map shows the route of the gas pipeline some distance to the north, west and east of the site.
2.4 There are no Community Constraints shown on the relevant map.
2.5 The site not shown on the national flood risk maps as being at risk of flooding and the site is not within a Conservation Area. The building on the site is not Registered.
2.6 There is a general presumption against development in undesignated areas, as set out in General Policy 3 of the Strategic Plan (see Appendix One). Environment Policies 1 and 2 presume against development which would be harmful to the character and appearance of the countryside, EP 2 placing even more weight on the protection of the character and quality of the countryside. Environment Policy 2 refers to the areas of high landscape value and scenic significance although these have been replaced in the Area Plan for the East by the Landscape Character Assessment designations which characterise the countryside by the type of landscape rather than by its perceived quality.
2.7 This site lies within an area on the Landscape Character Assessment as part of a wider area of Incised Inland Slopes. The full advice on this type of area is set out in Appendix Two. The Area Plan summarises this as follows with a relevant Landscape Proposal:

Company Registration 134325C

Extract from a site plan showing field boundaries, roads, and land parcels.

Landscape Strategy Conserve and enhance:

a) the character, quality and distinctiveness of the area, with its open large pastoral fields;
b) its Manx hedges;
c) its scattered farm houses fringed by trees;
d) its sunken and enclosed rural road network and its numerous archaeological features.

Key Views Extensive uninterrupted panoramic views from higher points over large open fields and Greeba Valley and the northern Uplands and eastwards to the built-up edge of Douglas.

Some glimpsed views over fields from most sections of roads, which are enclosed by high grassed Manx hedgerows for the most part.

2.8 Whilst there is a presumption against development in this area according to General Policy 3 pf the Strategic Plan, there is provision for the erection of buildings required for for agriculture or equestrian pursuits (General Policy 3f and Environment Policies 15, 19, 20 and 21).
2.9 Sites of archaeological interest are protected (Environment Policy 40) and where there are archaeologically sensitive sites close to the development, additional information is sometimes required (EP 41).
2.10 The highest quality agricultural land (Classes 1, 1/2, 2, 2/3 and 3/2) will be protected from development (Environment Policy 14). The soil here is Class 3 and the area in which the buildings are proposed are used for parking and are not grassed nor used for agriculture other than for storage and parking.

Company Registration 134325C

3.0 Planning history
3.1 The site has been the subject of a number of applications as follows:

10/01433/B - creation of a field access from Ballacotch Lane into field 321916: this was permitted.
11/00387/B proposed an agricultural building (the one existing on site) and was initially refused for the reason that the building was isolated from other agricultural buildings and was not considered essential for the conduct of agriculture to justify overriding the presumption against development and would also have an unacceptable visual impact.

At the appeal, the planning officer withdrew their objection on the ground of agricultural need, having regard to the favourable comments from the Department’s Agricultural Adviser.

The inspector comments as follows:

“12. …The proposal complies with General Policy 3f. Mr. Skinner’s desire to locate the building on his own, rather than family, land is entirely understandable. His mother was at the inquiry, fully supportive and it is clear that as with many farming families, here is a strong intertwining of activities across generations. Even so, not simply for personal peace of mind and future security, but also for pragmatic reasons such as raising finance, I consider that Mr. Skinner has a strong case for locating the building on his own land. Moreover having looked at the disposition of the various holdings, it is clear that the appeal site is well placed centrally so as to minimise travel during the day to day operations. Again, the Agricultural Advisor concurred with this conclusion.

Within his own land holdings, the siting has been well chosen. The building would be clearly evident in public views only in the immediate vicinity from the lane and even there it would be evidently agricultural in character. Safeguarding Manx countryside from unwarranted development is an important aim of planning policy, but right it does facilitate development genuinely necessary for agricultural purposes. As Mr. Skinner aptly put it to me, it is caring Manx farmers who created and conserve the countryside. He also readily accepted the possibility of a planning condition that would require the building’s removal if it ever ceased to be required for agricultural purposes. I would not lightly recommend approving a substantial building in the countryside but conclude that this particular one is warranted and that the need outweighs the modest impacts.”

He then goes on to recommend approval, with which the Minister concurred and the application was approved subject to conditions which required the development to be commenced within four years, details of levels and external finishes be approved, landscaping be undertaken and also that the building is used solely for agricultural purposes and should this use ceased, the building shall be demolished and the materials removed from the site and the land restored to its previous condition (04.02.2012).

Company Registration 134325C

4.0 The application
4.1 This application seeks permission for additional agricultural buildings on the site, on two sides of the existing building. All are for agricultural purposes, specifically the storage of feed and implements as shown in the photographs below which already occupy almost all of the existing building:
4.2 The buildings will have footprints of 27.5m by 18.3m and 18.4m by 18.3m and eaves and ridge heights of 5.4 and 8m, 5m and 6.7m respectively.
4.3 The building to be erected to the north east of the existing building will be set at the same level as the existing building. The building to be erected to the south of the existing building is to be set 1.5m higher than the existing due to a need to limit excavation due to the level of the water table at this point. The excavated material will be used to increase the height of the existing bund to the south of the proposed building as shown in drawing 23-128-03 to increase the screening of the existing and proposed buildings.
4.4 Toilet facilities are proposed and a sewage treatment facility is also proposed to accommodate this and is shown on the plans.
4.5 The buildings will be finished in the same materials as the existing - blockwork at lower level with dark green sheeting above.

Company Registration 134325C

5.0 Justification
5.1 The site accommodates an established and lawful agricultural building which was approved due to the agricultural need for it at that time. Since then, the applicant’s land holding has grown but importantly, the agricultural buildings available to him have reduced, in particular in respect of three large barns which were previously used by him at Lanjaghan Farm in Onchan which was sold and the buildings were approved to be converted to non-agricultural purposes. The applicant now has more land than previously but fewer agricultural buildings.
5.2 In addition, the changing climate - particularly increasing and unpredictable wind and rain results in animals needing to be brought inside more frequently to avoid sickness and loss and equipment is also being required to be kept inside when not in use, more frequently than in previous years. Crops and feed are less likely to be successfully kept outside. The additional wool storage also increases the need for indoor storage facilities and this is an important element of sheep farming on the Island such that wool is used and provides an income for local farmers whereas recently wool has had insufficient value to warrant it being processed and sold on.
5.3 The buildings at Ballachrink Farm are all fully utilised.
5.4 It is considered that the buildings are fully justified in agricultural terms and the additional banking, which could be supplemented by planting if deemed appropriate, and comply with General Policy 2 and Environment Policy 15. There is no loss of versatile agricultural land (EP14) and the building is located alongside an existing building and some distance from any residential property (EP15) although the nearest neighbour has confirmed in writing that he is fully supportive of the application and has had no issue with the existing building since its construction.
5.5 These additional facilities will enable the farming enterprise to function properly, securely and efficiently and to continue to support the local agricultural industry. The site is sufficiently distant from the site of archaeological interest to warrant protection therefor.

Sarah Corlett 06.12.2023

Company Registration 134325C

Appendix One - policies

Strategic Plan

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:

(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.

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: 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.

Environment Policy 14: Development which would result in the permanent loss of important and versatile agricultural land (Classes 1-2) will not be permitted except where there is an overriding need for the development, and land of a lower quality is not available and other policies in this plan are complied with. This policy will be applied to

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(a) land annotated as Classes 1/2 on the Agricultural Land Use Capability Map; and
(b) Class 2 soils falling within areas annotated as Class 2/3 and Class 3/2 on the Agricultural Land Use Capability Map.

Environment Policy 15: 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.

Environment Policy 40: Development will not be permitted which would damage, disturb or detract from an important archaeological site or an Ancient Monument or the setting thereof.
Environment Policy 41: The Department will require that archaeological evaluations be submitted prior to the determination of proposals affecting sites of known or potential archaeological significance. In cases where remains are affected but preservation in-situ is not merited, the Department will expect to secure excavations and/or recording in advance of construction work either by the imposition of suitable conditions attached to a planning permission or through a formal agreement entered into with the developer.

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Appendix Two

Landscape Character Assessment

D10 – BRAAID

Key Characteristics

• Gently undulating land sloping down south-eastwards towards the coast with numerous notable rounded hill tops.
• Rough heathland vegetation.
• Coniferous Chibbanagh Plantation on hill tops and higher exposed areas.
• Large open predominantly pastoral fields with low Manx hedges and gorse spreading from hedgerows into more elevated fields in numerous places creating a semi-upland character.
• Sparsely settled area with some scattered farmhouses surrounded by trees in an otherwise open and treeless area.
• Numerous historic settlements and elements such as Long and Round houses at Braaid and remains of Broogh Fort.
• Small gullies containing burns and low vegetation cut across the fields.
• Mount Murray Golf course and associated buildings near the small linear settlement of Newtown, extending along the A5.
• Sunken lanes enclosed by grassed Manx hedges with some gorse and thorn bushes growing on the top enclosing the road corridor.

Overall Character Description Rolling landscape gently slopes south-eastwards towards the coast with notable gently rounded hills covered in a patchwork of large open rectilinear and predominantly pastoral fields bounded by low Manx hedges in a variable state of repair with gorse and other low shrubs growing along field boundaries in places. Patches of gorse spread from the field boundaries into fields of rough grazing on the hill tops around the Chibbanagh coniferous plantation, as well as on the more elevated areas to create a semi-upland feel with heather and patches of bracken beginning to dominate in the abandoned upper fields. Numerous small burns cut across and drain the relatively geometric field pattern with low scrub, waterside vegetation and some small trees growing in the small gullies. The majority of these burns drain into Santon Burn that forms the western boundary, beyond which the character changes to become less open with no rounded hill tops in the Ballamodha and St. Mark’s and Earystane landscape character area. To the north, the land drops down the Greeba valley side into a more wooded area, while to the east, the character area meets the more wooded area of Santon with its numerous incised river valleys.

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The area is sparsely settled with the few scattered farmsteads in the north of the area shielded from winds by shelter belt trees, while the south-east of the area contains the small linear settlement of Newtown, which extends along the A5 as well as the Mount Murray Golf course complex with numerous buildings, roads and screen planting along the site boundary. A network of small sunken lanes and A-roads, enclosed by tall grassed Manx hedges, cuts across the area, with gorse and other shrubs growing on top of the grassed roadside banks that help to merge the roads into the wider landscape. The Round and Long houses at Braaid represent one of the area’s numerous archaeological sites. These, together with the Broogh Fort north-east of Newtown, demonstrate a history of habitation in this elevated area. There is a relatively tranquil and rural feel in the area away from the main roads that lead out of nearby Douglas. The open fields and rounded hills create a simple and unified landscape character.

Key Views

• Extensive uninterrupted panoramic views from higher points over large open fields and Greeba Valley and the northern Uplands and eastwards to the built-up edge of Douglas.
• Some glimpsed views over fields from most sections of roads, which are enclosed by high grassed Manx hedgerows for the most part.

Historic Features

• Disused mine.
• Round and Long houses at Braaid.
• Broogh Fort and Motte.

Ecological Features

• Farmland grassland habitats.
• Marginal periphery moorland habitats at edges of coniferous plantations.
• Mature network of hedgerows containing deciduous trees in field boundaries.
• Small aquatic and riparian waterside habitats in the numerous small drainage ditches.
• Some small clumps of deciduous woodland.

Evaluation of Inherent Landscape Sensitivities

• Sparsely settled character, other than at Newtown.
• Mount Murray Golf course development and linear settlement of Newtown.
• Heath vegetation on upper slopes.
• Large predominantly pastoral fields with Manx hedges and gorse in fields.
• Sunken lanes enclosed by grassed Manx hedges with some gorse and thorn bushes.
• Sites of archaeological importance.
• Moderate sense of tranquillity.

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Landscape Strategy The overall strategy should be to conserve and enhance the character, quality and distinctiveness of the area, with its open large pastoral fields, its Manx hedges, its scattered farm houses fringed by trees, its sunken and enclosed rural road network and its numerous archaeological features.

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APL Planning Statement

Source & Provenance