Officer Planning Report 05/92168/B

Planning Report And Recommendations {{table:121533}} {{table:121534}} {{table:121535}} {{table:121536}} ### Considerations ### Written Representations ### Consultations Consulttee: Notes: Manx Electricity Authority The MEA would like to object to the above Planning Application on Health and Safety Grounds. There is an 11,000 Volts High Voltage Overhead line crossing the site of the Proposed Barn (see attached drawing).** For this proposed barn to be located at this location then this line will have to be diverted. Please contact Anthony Kinrade or Ian Horsey, Operations and Maintenance, Network Services to discuss working practices around these lines and the possibility of diverting this line. Please note no building or construction work to be carried out within a 9 metre Corridor either side of the outside conductor of the 11kV Overhead line. All work on the site to be carried out with reference to HSE Guidance note GS6. Please contact the M.E.A. for an Electrical Site Safety 5. --- ### Policy

Officer's Report

Description Of Application Site

• The application site is a Ballamenagh Beg Farm located to the north of the B5 and the Main Road between Jurby Airfield and Sandygate.
• The farm comprises of 3 agricultural building and agricultural workers dwelling.
• To the north of the proposed building is the residential property of Brooke House
• To the south of the proposed building is an agricultural field which is adjacent to a residential property called Tinkers Cottage.
• There is 11,000 volts High Voltage Overhead line crossing the site of the proposed barn.

Proposal

• The proposal is to erect an agricultural building for grain storage.
• The building will be 14.3m wide x 27.9m long. The height of the building will be 6.6m to the ridge.
• The roof and wall cladding will be plastic coated steel sheeting. It will be colour coated.

Relevant Planning History

• 04/1935/B - Erection of an agricultural workers dwelling – granted 11.01.2005
• 04/379/A – Approval in principle for erection of a new agricultural dwelling – granted 10.05.2004
• 91/506 – Extensions to dwelling and agricultural building – granted 9th August 1991
• 89/784 – Erection of a dwelling and calf rearing shed – granted at appeal on 21/2/90
• 88/1999/A - Approval in principle to farm dwelling and building – granted at review on 4/4/89

Development Plan Policies

• Isle of Man Planning Scheme (Development Plan Order) 1982
• Isle of Man Strategic Plan (Modified Draft) 2004; GP3, EP18, ENP3

Statutory Consultation Responses

• DoT – No comments received.

• Jurby Parish Commissioners – are opposed to the proposal as they consider the building is to be sited too near to the dwelling known as “Brooke House”, and that under a previous approval for agricultural buildings on the farm, the buildings had to be screened by trees so as not to be seen from the highway, but this has never been carried out.

Public Responses

• Press notice were posted on 17/11/05
• Manx Electricity Authority has objected to the proposal on health and safety grounds, due to an 11,000 Volts High Voltage Overhead line crossing the site. For this proposed barn to be located at this location then this line will have to be diverted.

Issues

• Policy ENP2 of the draft Strategic Plan states that “Land within 9m of either side of an overhead High Tension power line will be safeguarded from development.
• Manx Electricity Authority have the 11KV overhead line would be required to allow the development to proceed. This may itself require permission (as well as investigation of the practicality).
• Therefore, to allow the development to proceed within an area safeguarded from development would be contrary to the emerging strategic plan.
• In respect of the impact on the Brooke House, the proposed building will be sited to the south west of the neighbouring property and will be set 21m away from the dwellinghouse and approximately 10m from the boundary line for the property. The proposed building does not project directly in front of the dwelling. In the context of the existing site the proposed building would not appear of character and would not adversely affect the visual amenities of the residential property.
• Furthermore, the building is intended to be used for grain storage. This operation will not generate noise or odours to impact on the residential amenity of Brooke House. I therefore consider the proposed development would not adversely affect the residential environment of the neighbouring property.
• In respect of the impact on the visual amenities of the street scene, the proposed building would be set 25m back from the public highway. There is some landscaping along the front boundary. The size of the building is relatively similar an existing building sited to the west of the proposed building. The existing buildings are colour coated green. The proposed building would have the same appearance of the existing buildings when viewed from the public highway and would not look out of character within the locality. I therefore consider the proposal would not cause any significant harm to the visual amenities of the locality.

Conclusion

I therefore recommend that permission be refused for the above reasons.

Recommendation

Recommended Decision: Refused Date of Recommendation: 07.02.2006 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions

R: Reasons for refusal O: Notes attached to refusals

R 1.

The proposed development would be contrary to Policy ENP2 of the emerging Strategic Plan in that the site is crossed by 11KV overhead, high-voltage electricity cables and therefore the site is safeguarded from development. Furthermore, the overhead, high-voltage electricity cables crossing the site would need diversion; this may itself require planning permission.

I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)

Decision Made: Refused Date: 8/2/06

Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building Control