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Application No.: 21/00039/B Applicant: Mr & Mrs Trevor Roberts Proposal: Erection of 2 field shelters for livestock and horses Site Address: Field 434509 Swallows Rest, Bayrauyr Road St. Marks IM9 3AT Senior Planning Officer: Mr Jason Singleton Site Visit: 04.03.2021 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.03.2021 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Reason: The countryside is protected from development and an exception is being made on the basis of equestrian / agricultural need. As such the building must be used for the purposes for which it is approved.
The planning application has been designed to ensure its siting and appearance has no adverse impact on the character of this site and the wider countryside, in accordance with Environment Policy 1, 21 which has been recommended for approval.
Plans/Drawings/Information; This approval relates to drawings submitted digitally and received on; 19 January 2021, referenced; 01, 02, 03 _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The application forms the curtilage of field 434509 (5.08 Acres) located to the North of Bayrauyr Road, St. Marks and is accessed from an existing field gate onto the highway.
2.0 THE PROPOSAL - 2.1 Proposed is the erection of a two small field shelters for grazing livestock and horses. - 2.2 The siting of the structures would be to the south of the field, adjacent to the existing hedgerow and mature evergreen trees and size by side. - 2.3 The structures would be the same, both single storey measuring externally a footprint of; 3.6m long x 3.6m wide and 3.0m to the ridge. The design would see the internal layout being open plan and an open front of 2.4m wide to the north elevation. The roof would be pitched with a projecting overhang of 0.95m above the entrance to the north elevation. - 2.4 The finish would see the walls cladded with timber cladding and the roof, black coloured 'Onduline' corrugated sheeting. - 2.5 The site is currently laid to grass.
3.1 In terms of development plan policy, the application site is located within an area designated as "White Land" that is not zoned for development on the Area Plan for the South. The Landscape Assessment Map 2, indicates the site is within an area characterised as being "Incised Inland Slopes". The site is not within a Conservation Area, nor is it identified as being within a designated flood risk area. - 3.2 The Isle of Man Strategic Plan 2016 contains policies which are considered material to the assessment of this current planning application; - 3.3 General Policy 3 (in part) 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; - 3.4 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 overriding 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. - 3.5 Environment Policy 21; Buildings for the stabling, shelter or care of horses or other animals will not be permitted in the countryside if they would be detrimental to the character and appearance of the countryside in terms of siting, design, size or finish. Any new buildings must be designed in form and materials to reflect their specific purpose; in particular, cavity-wall construction should not be used. - 3.6 It is also important to read paragraph 7.15.1 in the Strategic Plan which states;
4.1 The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application. - 5.0 REPRESENTATIONS
5.1 Malew Parish commissioners have commented (04/02/21) and do not object.
5.2 Highways Services have commented (05/02/21) and do not object. - 6.0 ASSESSMENT
6.1 The fundamental issues to consider in the assessment of this planning application are;
6.2 There aforementioned policies would indicate there is a general presumption against new development in the countryside, as indicated in Environment Policy 1, and General Policy 3 of the Strategic Plan. There are exceptions to this presumption with respect to the shelter and care of horses and other animals for buildings which are set out in EP21.
6.3 As previously identified EP 21 is the most relevant planning policy in the determination of this application. This essentially indicates that no building will be allowed if it would be detrimental to the character and appearance of the countryside in terms of siting, design, size or finish. - 6.4 The proposed buildings has been designed to reflect its purpose and is cladded with timber boards which would sit under a pitched corrugated roof and has been designed for predominately a field shelter of animals, or in this case horses as well with having an open front to the north elevation.
6.6 The topography of the land and the location of the stables help to mitigate any distant glimpsing views, when viewed from the highway approx. 20m away with mature hedgerows screening to the southern boundary. The size finish and colour of the barn will help reduce any visual impact from distanced views as it would be seen against a back drop of agriculture land. In this instance is not considered to have a detrimental impact which would adversely affect the character or quality of the landscape to such an extent to warrant a refusal and would comply with the criteria of Environment policy 21. - 6.7 As such, it is considered that the proposal manages to satisfy the key tests of Environment Policy 21, however a condition requiring the building's removal and the land returned to its current condition should the building cease to be used for the approved use would, in this case, be appropriate.
7.1 The planning application has been designed to ensure its siting and appearance has no adverse impact on the character of this site and the wider countryside, which has been recommended for approval. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Date: 11.03.2021 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
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