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Application No.: 21/00479/B Applicant: Mr Duncan Cheadle Proposal: Erection of an implement store and maintenance barn Site Address: Field 424750 Balladoole House Castletown Isle Of Man IM9 4PE Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 01.07.2021 _________________________________________________________________
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 need. As such the building must be used for the purposes for which it is approved.
Reason: The building has been exceptionally approved solely to meet the need relating to the maintenance of the land and its subsequent retention would result in an unwarranted intrusion in the countryside.
Reason: to provide a level of technical detail sufficient to provide a high level of confidence in the outcome for retained trees on the site
The tree planting shall take place as agreed and any trees which, within a period of 5 years from their first planting, are removed, or, in the opinion of the Department, become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Department gives written consent to any variation.
Reason: to ensure an appropriate standard of visual amenity in the local area and that the development is appropriately landscaped to sit comfortably and acceptably in its location. This application has been recommended for approval for the following reason.
This proposed development is considered to meet the direct needs for the proper maintenance of the property and grounds and its scale, materials, colour, siting and form would be in accordance with Environment Policy 15 with a neutral impact upon the countryside in accordance with Environmental Policy 1 of the Strategic Plan 2016.
Plans/Drawings/Information; This approval relates to drawings and documents digitally received on 29 April 2021 referenced;
Design Statement dated 24th April 2021 Topographical Survey; LS-01A; LS-02; LS-03; LS-04; LS-05 Tree Constraints East - TSE-080421 Tree Constraints North - TSN-080421
Tree Constraints South - TSS - 080421 Tree Data dated April 2021
Additional documents received on 11 June 2021 referenced; Arboricultural Impact Assessment Outline Tree Protection East - OTPE - 080621 Outline Tree Protection North - OTPN-080621 Tree Impact East - TRE - 080621 Tree Impact North - TRN-080621
And amended plans received on June 2021 referenced; 060- Rev A - Location and Site Plans 160- Rev A - Proposed Plan and Elevations _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________
THE APPLICATION IS BEING REFERRED TO THE PLANNING COMMITTEE AT THE REQUEST OF THE HEAD OF DEVLOPMENT MANAGEMENT AS IT COULD BE CONSIDERED CONTRARY TO THE DEVELOPMENT PLAN
1.0 THE SITE - 1.1 The application site is the residential curtilage of Balladoole House, Castletown. The location is the works are to field 424750 (4.41 Acres) that sits to the east of the dwellinghouse and adjacent to a coppice of trees to the west. The overall estate is 12 Acres of private parkland setting which comprises a mixture of formal gardens, tree lined driveways, open grassed areas, woodlands and hard surfacing areas. - 1.2 The property is a detached two storey Queen Anne Mansion House with formal gardens surrounding and is accessed from the Highway A5 to the east via an 800m driveway that is tree lined with over hanging canopy and planted gardens to the verges. The formal gardens were originally designed by renowned Arabella Lennox-Boyde. - 1.3 The adjoining neighbours / nearest neighbour(s) are 'The Granary,Balladoole, Castletown, that sits some 80m to the south west of the main dwellinghouse and used to be part of the same estate. - 1.4 This part of the application site and the location of the proposed works are within a number of trees lining the road and within this part of the site is a field. None of those trees are identified as being registered on the Government map.
2.0 THE PROPOSAL - 2.1 Proposed is the erection of a detached building measuring approx. 19m x 14m at is longest and widest. The use of the buildings is to house implements and machinery for the maintenance of the grounds. The proposed building would feature a hipped roof across the central part of the building with aluminium standing seam roof sheets with the walls cladded with horizontal Cedar boarding with oak frame. The doors are side hung hardwood with cast iron effect ironmongery. The siting has been positioned within the meadow to avoid visual conflict with the main house.
2.2 Internally the layout is broadly open plan in three bays and includes space for a workshop area, parking of listed plant and machinery, welfare accommodation (toilet, store and kitchenette.) with double door access on three elevations. - 2.3 Part of the proposal would see the installation of a track way and parking area to serve the building using a 'cell track' system which allows the grass to grow through the mesh but gives the rigidity to support vehicle movements. Also proposed is a landscaping planting scheme that lists two types of evergreen trees; Yew hedging at heights of 1.7-2m and behind these, Western Red Cedar trees at heights of 2.5-3m, that are to be planted at 2m centres to the north and east of the proposed building. - 2.4 The proposal seeks to remove five trees referenced; (T4410- Ash (cat 'U'); T4415- Ash (cat 'U'); T4412- Alder (cat 'C'); T4413- Alder (cat 'C'); T4408- Alder (cat-'U')) and the planting of further trees as noted within the Arboricultural Assessment. They also advise on this application; "the visual impact relating to tree removal for this aspect of the proposed development is low. The trees are not visible from outside of the site and the size of the trees being removed to facilitate the development are small". - 2.5 The application is accompanied with a comprehensive Design Statement which highlights the applicants approach to the proposal and siting, the design rational and selection of materials, reflects on the pertinent planning policies, provides the justification for the purpose of the building and lists the 12 items of plant and machinery that the client has so far procured for maintenance and upkeep of the grounds, additional landscaping on site with mature trees. - 2.6 The agent further notes; "The proposed use is necessary, complementary, and the proposals are generally unobtrusive in the setting. The backdrop of established mature boundary trees and a separating copse between the meadow and the manicured front lawn ensures that the setting of the main house is not compromised".…"The building has been designed to ensure the mass is kept to a minimum and the eaves of the property has been lowered to ensure that the tall tractors and associated maintenance plant can be garaged without compromise". - 2.7 In addition, as part of the application invoices and quotation for the machinery are included that listed the following plant and machinery;
2.8 The above plant, machinery and equipment is further supported by a letter from an Agricultural Machinery distributor who advises on the type of machinery and equipment needed to maintain the grounds of Balladoole (as listed below) which has been acquired and recommend a building circa 2200square foot of barn storage for secure dry storage with adequate space around for maintenance and operation. John Deere Zero Turn mower - grass areas under trees John Deere Cab Tractor with grass collection unit - for parkland and paddocks John Deere Cab Tractor with sprayer and loader bucket JCB mini digger - ditch maintenance and general use PTO chipper - Arborist Tree Management Work
Loader Brush - Drive moss removal Palfinger Platform - Arborist Tree Management Wessex 3 Tonne Trailer
3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is within an area recognised as Low Density Housing in Parkland on Map 3 (Proposals) as white land or land not zoned for development. On Map 2 (Landscape Assessment Area) the broader area is delineated as Undulating Low Land Plain. - 3.2 Within the written statement the F8 - Poyll Vaaish and Scarlett Peninsula notes; The overall strategy is to conserve the strong sense of openness throughout the area,
with strong field pattern as well as the setting of the numerous archaeological sites and wartime structures within the area.
Key Views - Open and panoramic views out to sea, up to the Southern Upland peaks over open fields and towards the built-up areas of Castletown and Ballasalla are obtained from various slightly elevated positions within the area, where the cumulative effects of hedgerow trees does not intervene. Foreshortened views in some flatter areas where the accumulated effects of hedgerow trees create a wooded horizon.
3.3 The site is not within an area of flood risk, and is not part of a Registered Building or within a Conservation Area. There are registered trees to the front of the dwellinghouse within the mature formal lawns. - 3.4 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains a number of policies that are considered specifically material to the assessment of this current planning application. - 3.5 Strategic Policy 4 b (in part) (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; - 3.6 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. - 3.7 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. - 3.8 Environmental 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.
4.0 PLANNING HISTORY - 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 (in brief - full reps can be read online) - 5.1 Rushen Parish Commissioners commented on (25/05/21) with no objection and on (21/06/21) commented further on amended plans for application 21/00575/B; 21/00466/B; 21/00479/B to broadly comment on matters pertinent to the overall site concerning, loss of trees, excessive development, damage to Poyll Vaaish Road from construction traffic and seek a traffic management plan. Whilst it is not clear which application the commissioners refer too specifically, the comments from the 25/05/21 are a clear indication of their voting and taken as read. - 5.2 Manx National Heritage commented on (25/05/21) advising on the removal of trees not during the nesting season; support yew tree planting but no red cedar as it’s not native but suggest native hawthorn planting. - 5.3 DEFA Biodiversity (01/06/21) comment on the planting of Western Red Cedar to use Manx Native species such as Hawthorn, Blackthorn, Crab Apple and Rowan. - 5.4 DEFA Forestry (07/06/21) comment seeking an Arboricultural Impact Assessment on receipt of this they commented further (21/06/21) do not object to the removal of the 5 trees, a tree protection plan as submitted is adequate and recommend a condition to ensure its implementation. They raise an issue on the location of the track which was confirmed by email from the Agent on 30/06/21 by email and subsequently agreed with the DEFA Forestry who maintained there is no objection to the proposals.
5.2 Highways Services have commented (18/05/21) with no objection. - 6.0 ASSESSMENT The fundamental issues to consider in the assessment of this planning application are; (i) essential need for the agricultural building; (GP3;) (iii) visual impact of the proposed building on the surrounding area (Ep1; Ep15).
6.1 The starting point for any development within the countryside (i.e. not zoned for development) is General Policy 3, while part f allows exemption for the erection of agricultural buildings. Environment Policy 15 requires in the first paragraph, that the Planning Authority is 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. - 6.2 The land use designation here is noted as an agricultural field, but is historically more meadow land associated within the wider residential curtilage which leads onto the approach to the main house from the private tree lined driveway. The garden areas to the south of the dwellinghouse and the dividing copse to the north of the proposed building are designated in
6.4 Having considered the justification, we turn to the siting of the building, Environment Policy 15 notes the proximity of the proposal should be sited as close the farmstead as possible and be appropriate in terms of scale, materials, colour, siting and form to ensure they are in keeping with their surroundings. - 6.5 With this in mind, the siting and location of the new building are two of the most important factors to consider in the context of this application. It is noted from the submission details the proposed building would be 150m from the dwellinghouse. EP15 seeks buildings should be clustered together and only in exceptional circumstances will buildings be permitted in exposed or isolated areas. - 6.6 However, the siting of the proposed barn is far from straight forward and this is a special and unique application site given the historic element and design of the main dwelling house. The mansion house used to be a larger holding with the adjacent Granary property under the same ownership. It would have been here where much of the service staff and machinery would have been stored away from the main house. As the ownership has now been split there are no outbuildings associated with the main dwellinghouse. - 6.7 Having visited the site and assessed the various locations for a potential building, and whilst the siting is at some distance from the dwellinghouse, it is considered to be appropriate in this circumstance and for the context of this important property without a loss of agricultural land. It is further supported that the siting away from the main building was preferred, so as not to detract from its main architectural features and the historic setting of the Mansion house which is deemed the preferred option. This is especially so given the surrounding topography and mature planting and trees on the boundary where the proposed building and Mansion house would not be read in the same context and is considered appropriate in this instance. - 6.8 Turning to the design approach and appearance of the building, the proposed building would be cladded in cedar horizontal timber boarding and oak framing with hardwood timber doors being the dominating feature on three elevations which helps with the legibility of the building. The design also helps to confirm the use and appearance of the building is anything but residential and is more aligned with a storage building that could be considered complementary to the dwellinghouse in its appearance. Nonetheless, the applicant / agent has confirmed in their planning statement that there is no likelihood of this becoming a residential use and is content that a condition be applied to any approval linking the building to the main house for non-residential and maintenance purposes only". An appropriate worded condition would restrict the operational activity to agricultural use and the specified use for the storage
7.1 Overall, it is concluded that the planning application is in accordance with aforementioned Policies of the Isle of Man Strategic Plan 2016 and is 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:
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Committee Meeting Date: 12.07.2021
Signed : J SINGLETON Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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