18 May 2009 · Committee
Cottage, Ballacosnahan, Patrick Road, Patrick Village, Isle Of Man, IM5 3aw
This application sought permission to relocate an existing agricultural building, construct a new access road, and carry out tree removal with replacement planting at Ballacosnahan Farm, Patrick Road, Patrick. The site contains a number of agricultural outbuildings and is accessed via a long lane from the A30. The dwelling Ballacosnahan sits immediately to the north. The officer's key planning concerns centred on visual impact on the surrounding area, the effect on a nearby woodland, and the planning implications of the outbuildings being separated from the main dwelling. The Planning Committee approved the application on 18 May 2009, in line with the officer's recommendation to permit. The approval was granted subject to five conditions.
The Planning Committee approved the application on 18 May 2009. The key planning issues considered were the visual impact on the surrounding area, the effect on a nearby area of woodland, and the implications of separating the agricultural outbuildings from the existing dwelling at Ballacosnahan Farm. The application was permitted subject to five conditions.
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Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein.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.
The application site is located within an area identified as being of High Landscape Value and Scenic Significance by the 1982 Development Order.
Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value.
The loss of trees in the countryside is a concern which is recognised by Environmental Policy 3.
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.
Within the Isle of Man Strategic Plan 2007, the following policies are considered relevant
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
This approval relates to the relocation of an existing agricultural building, construction of an access road and removal and planting of replacement trees, Ballacosnahan Farm, Patrick Road, Patrick as shown by the plans 1234-01 and 1234-02 received 18th February 2009.
Condition 3
For the avoidance of doubt, this permission is for the relocation of the agricultural building and not for the erection of a new or additional building. Following its relocation the former site shall be landscaped in accordance with a scheme to be first submitted to and approved in writing by the Planning Authority.
Condition 4
All planting, seeding or turfing comprised in the submitted details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Condition 5
The relocated building may be used only for agricultural purposes.
