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The application site comprises a parcel of land located in the north eastern corner of field 324480, approximately 110 metres west of Ballalough Farm, West Baldwin. The site measures approximately 0.12 of a hectare (0.33 of an acre) in area.
The proposal comprises the erection of an agricultural workers dwelling and is a re submission of PA 06/00125/B.
There have been three previous applications that are of relevance to this application:
Planning application 87/00704/A sought approval in principle for the erection of a farm manager's dwelling on field no. 259, Ballalough Farm, West Baldwin. This previous planning application was initially refused on 3rd July 1987, approved at review on the 6th October 1987 and subsequently confirmed by appeal on the 13th April 1988.
Planning application 91/01956/A sought approval in principle for the erection of an agricultural workers dwelling on field 6400, Ballalough Farm, West Baldwin. This previous planning application was initially refused on the 10th April 1992 and approved at review on the 11th December 1992.
Planning application 06/00125/B sought full approval for the erection of an agricultural workers dwelling on the western corner of field no. 320330, Ballalough Farm, West Baldwin. This previous application was refused on 20th July 2006 due to its siting and design.
The application seeks permission for the erection of an agricultural workers dwelling in the north east corner of field no. 324480. This is essentially a re submission of planning application 06/00125/B with the proposed dwelling being relocated to a new position. There are some minor changes to the façade and chimney treatment of the building, although the footprint remains the same.
The relevant plan document for consideration in relation to the application site is the 1982 Development Plan Order. Within the Development Order, the application site is not zoned for any specific use and, as such, represents the open countryside. The application site is also within a wider area that is recognised as being of high landscape or coastal value and scenic significance.
In terms of assessing the development proposed by the planning application, the Department's general guidance on relevant development is set out by Planning Circular 1/88 and 3/88. Specifically, Planning Circular 1/88 sets out the guidance on residential development in the countryside and Planning Circular 3/88 the guidance on new agricultural dwellings.
The following representations have been received:
In order to assess this application it is considered necessary to examine it with regard to the general guidance set out by Planning Circulars 1/88 and 3/88.
Planning Circular 1/88 sets out the general presumption against new residential development in the countryside (i.e. in locations such as the one proposed by the planning application) unless there is sufficient reason to warrant setting aside that presumption. One reason that can possibly form sufficient reason to warrant setting aside the presumption against, is agricultural need. This planning application proposes an agricultural workers dwelling. Planning Circular 3/88 sets out the Department's general guidance regarding new agricultural dwellings.
The evidence submitted with the previous planning application (06/00125/B) by DAFF's Agricultural Services Division confirms that sufficient agricultural justification for an additional dwelling to serve the agricultural operation of Ballalough Farm has been demonstrated. As such, it is considered that this planning application accords with paragraph 1 of Planning Circular 3/88.
As noted, the previous planning application was refused on the grounds of its siting and design, specifically its failure to adhere to the requirements of paragraph 3 of Planning Circular 3/88. In response, this planning application shows the proposed dwelling in a new location, situated in the north eastern corner of field 324480. Although this is in fact no closer to the main group of farm buildings than the previously submitted 06/00125/B, the position is considered much less isolated, forming a more acceptable relationship with the existing farm buildings. It has also been ascertained from a site visit that the proposed position of the dwelling has been adopted due to the restrictions created by existing woodland and the need to transfer cattle from nearby fields using the rough tracks located near to the farm.
With regards to the design of the proposed dwelling, it does not accord with the provisions of Planning Circular 3/91, specifically the irregular fenestration. However it is considered that visibility from public viewpoints would be limited and that it has been designed to meet the personal needs of the applicants. Changes in design detail, including Manx stone cladding to most external walls, do not overcome the failure to abide by the provisions of Planning Circular 3/91 but do add to the character of the building, as does the decision to include more traditional chimney stacks.
With regards to the objection from the Isle of Man Fire and Rescue Service, it must be made clear that means of escape and fire precaution measures within domestic development is not a material consideration in the assessment of a planning application and therefore cannot form a reason for refusal. Such issues are dealt with under Building Control legislation.
With regard to the comments of the Department of Transport Highways Division, the point at which the farm access lane joins the road provides adequate visibility, taking into account the lightly trafficked nature of this area. It is therefore not considered necessary to attach the suggested condition in relation to visibility.
It is recommended that this planning application be permitted since the need for an additional agricultural dwelling has been demonstrated, the proposed dwelling is sited in a position that displays a more acceptable relationship with the existing group of farm buildings and the design of the proposed dwelling, although not conforming to all aspects of Planning Circular 3/91, is visually acceptable and would not be readily viewed from public viewpoints.
It is recommended that the application be approved.
Recommended Decision: Permitted
Date of Recommendation:
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission related to the plans submitted as PA 06/02043/B 28/11/2006.
C 3. The occupation of the proposed dwelling(s) must be limited to persons whose employment or latest employment is or was in agriculture in the Island and including the dependants of such persons as aforesaid.
C 4. The exterior stonework must be of a traditional nature.
NOTE: Split stone on a backing render is not acceptable as an external finish.
N 1. PRIOR to the commencement of any works the applicant is advised to consult the Manx Electricity Authority to ensure that an adequate supply of electricity can be made available to service this development.
N 2. For single connections to a water main (i.e. a single dwelling) the applicant should contact Isle of Man Water Authority Customer Services, telephone 695949.
N 3. PRIOR to the commencement of any works the applicant is advised to consult the Chief Fire Officer to ensure that adequate fire precautions are taken.
Decision Made : ... Committee Meeting Date : ...
4 April 2007 06/02043/B Page 5 of 5
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