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The application site comprises of land adjacent to a property known as Prospect Villa, which is located on Andreas Road in Lezayre.
The proposed development comprises of the erection of an agricultural building on the application site.
The application site has not been the subject of previous planning applications that are considered specifically material to the assessment of this current planning application.
Lezayre Parish Commissioners have no objections to the planning application.
The Department of Transport Highways Division do not oppose the planning application subject to a condition requiring the widening of the access to the application site.
The owners and/or occupants of Suncot, which is located approximately 250 metres northwest of the application site, express an interest in the planning application. They advise that they have no objections to the principle of an agricultural building but suggest that screening provision may be required.
In terms of land use planning the application site is not designated for any site specific purpose under the 1982 Development Plan Order.
In terms of strategic plan policy, in addition to policies identifying general planning considerations that are applicable to the assessment of a planning application it is considered that the Isle of Man Strategic Plan 2007 contains one policy that is specifically material to the assessment of this current planning application. Specifically, Environment Policy 15 states:
"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."
ASSESSMENT
The planning application seeks approval for the erection of an agricultural building on the application site. The proposal was the subject of on-site discussion prior to the submission of the planning application.
The proposed agricultural building is required by the applicant to serve his agricultural contracting business and his own agricultural interests in approximately 85 acres of land. Given the size of the proposed building and the pre-application site visit it is considered that its impact is suitably limited. There is considered to be justifiable need for the proposed building and its siting accords with that particular aspect of Environment Policy 15.
Given its scale and location it is not considered necessary to require additional planting to screen the proposed building. However, given the likely vehicle movements arising from its use it is considered appropriate to impose a condition requiring the setting out of a wider access onto Andreas Road. It is also considered appropriate to require submission of colour details of the proposed building.
It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
Recommendation
Conditions and Notes for Approval / Reasons and Notes 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 approval relates to the location plan, and elevational/site plan date stamped the 19th February 2008. C 3. The building must only be used for agricultural purposes. C 4. Prior to the erection of the agricultural building there-must be details of a widened vehicular access of at least 8 metres from the application site onto Andreas Road must be submitted to and agreed by the Planning Authority. Thereafter, prior to the erection of the agricultural building the access must be set out in accordance with the aforementioned agreed details.
C 5. Prior to its erection, the colour of the external finishes of the agricultural building must be submitted to and agreed by the Planning Authority.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date :
Signed : Mrs F Mullen Senior Planning Officer
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