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RECEIVED ON 10 NOV 2008 PROJECT COORDINATING SERVICE DESIGN DEPARTMENT
Planning Statement Planning Application 08/00732/B Proposed Erection of Timber Barn At Dreemskerry Farm Dreemskerry Ramsey IM7 1BF
For Mr C & Mrs D Bell
The following should be considered a Planning Statement on behalf of the applicant Mr C & Mrs D Bell against the refusal of the Detailed Planning Application 08/00732/B for the erection of a timber barn at Dreemskerry Farm Dreemskerry Maughold Ramsey.
The application was submitted for full detailed approval on 8th April 2008.
The planning application included the following information:
The application was refused by the Planning Committee in a meeting of 14/8/09.
The reason for refusal of the application was:
"The proposed development represents unwarranted development in the countryside, contrary to the provisions of General Policy 3, Environmental Policy 1 and Policy 15 of the Isle of Man Strategic Plan 2007. Furthermore, it is considered that the proposed development would be visually detrimental to the character and quality of the landscape, which is designated as being of High Landscape or Coastal Value and Scenic Significance and therefore contrary to Environment Policy 2 of the Isle of Man Strategic Plan 2007".
Planning permission 07/02192/B was granted on 10th March 2008 for the Erection of a replacement dwelling, conversion of existing barns and erection of a detached garage at the site of the above.
The total land area associated with the site is 22 acres of mainly agricultural land.
The barn is to be located in a corner of a paddock which is low lying in relation to the private access road and is surrounded on 2 sides by mature trees. The level and the position relative to the trees will ensure that the barn will not be visible from Dreemskerry Road or from the majority of the dwellings on Dreemskerry Road. The location of the proposed barn has been carefully selected so as not to be intrusive with the landscape.
The proposed barn building is a simply designed lean-to structure of timber construction. The building is to be supplied by "Farmplus". A photograph of similar barn buildings supplied by "Farmplus" was attached to the application. The choice of timber construction was made for environmental reasons and so that the structure would blend into its surroundings. This structure is designed so as to be readily used as stables for horses if so desired.
| Drawing No. 581/029 | - | Location Plan |
| Drawing No. 581/030 | - | Site Plan |
| Drawing No. 581/031 | - | Elevations & Layout Plan |
| Drawing No. 0710C/02 | - | Topographical Survey |
The proposed barn has 2 main functions.
A. Storage of machinery and feed in association with a small agricultural holding. B. Storage of wood in connection with the heating of the main dwelling.
The proposed barn is designed in 4 bays. It is intended that 2 bays will be used for purposes associated with the land & agriculture and 2 bays for purposes associated with the storage of wood.
Our justification for the need for the proposed barn is as follows:
A. Agricultural:
The total land area associated with the site is 22 acres of mainly agricultural land.
The applicants Mr & Mrs Bell are not farmers but do not wish their land to become redundant. They freely admit that the size of the holding is never going to be sufficient to make a living from agriculture but do intend to use the land as a “hobby farm”. They have in the past few months installed new & improved existing drainage and fencing and are currently in the process of having the land ploughed and reseeded. It is their current intention and desire to keep sheep on the land to ensure it is not wasted and kept in trim. Obviously the reason for selecting sheep is because of the low maintenance for inexperienced persons.
It was intended that ½ the barn (2-bays) be used for storage of feed for the sheep and for the housing of a small tractor. It is possible that this portion of the barn would be used as stables for horses at some time in the future.
The Dept. of Agriculture in a letter to the Planning Dept. has suggested that the need for the barn for Agricultural purposes is not justified. We feel this decision was partly based on the fact that the applicant does not currently use the land for agricultural purposes.
It’s a bit of a “chicken & egg situation” in that, because there is no current agricultural use the barn is opposed but without the barn agricultural use can not be commenced.
The portion of the barn which is to be used for “agricultural” purposes is equivalent to 2 double garages and cannot be considered excessive for the size of holding and intended use.
B. Storage of Wood:
The applicant owns a successful tree surgery business. Currently the cut wood associated with this business is either wasted or given away. The applicant has done a lot of research and has established that this excess wood can be put to good use in providing fuel for their new home. Wood will be the only source of energy for providing heating and hot water to the new dwelling by means of a log burning boiler and 3 wood burning stoves. There will be no reliance on the use of oil, gas or other fossil fuels.
For economic & environmental reasons the client has opted to heat the new dwelling using an ETA log burner (see details attached). This source of heating uses a sustainable source of energy and is a link in the natural carbon cycle. This type of heating system will save around 8 tonnes of CO2 per year. This is the equivalent of removing 4 – 5 family cars from the road each year.
This energy source complies with the IOM Department of Trade and Industry Plan 2006/09 which encourages “measures to for the reduction of greenhouse gas omissions” and to “ensure the security and sustainability of energy supplies”.
The wood used by this type of boiler has to be well seasoned / dried to maximise efficiency. This seasoning will take 9 – 12 months in the ventilated barn.
It has been calculated that ¼ of the barn will be required to store & season the wood. The wood then needs to be split. The splitting of the wood is done by mechanical means from the rear of a tractor. The splitting machine and the area in which the wood will be split will occupy a further / remaining ¼ of the barn.
The reason for refusal of the application was based on the following Policies in the Isle of Man Strategic Plan 2007:
General Policy 3 and Environmental Policy 1 should be classed as general policies to protect the countryside from unwarranted development for the Island as a whole but are not site specific.
Environmental Policy 15 does allow for development in the countryside where there is agricultural need for a new building. This policy also makes suggestions on the access, siting, scale, materials & colour of any such development.
The need for the building is outlined above. Whilst a suggestion can be made that there is no current need for the building for agricultural purposes we would suggest the intention to utilize the land will create the need and the justification, however, without the building the land cannot be utilized to its full agricultural potential and could be lost for this purpose. Agricultural holdings, no matter what size, assist in the maintenance and preservation of the character of the countryside.
The applicant is extremely conscientious about the environment and has already undertaken measures to maintain stone walling and hedgerows and has embarked on a tree planting scheme to preserve the environment in which they live.
The site of the building and the use of natural material have been consciously carefully selected so as not to detract from the environment.
Environment Policy 2 seeks to control development in areas of high landscape, coastal and scenic significance. The policy states that the protection of the character of the landscape will be the most important consideration unless it can be shown that the development will not harm this character and that the location for the development is essential. As with our response to Environmental Policy 15, we suggest that the location for the building has been sensitively selected and also believe that the building is essential for preservation of the agricultural use and to allow the applicant to adopt an environment friendly means of heating their dwelling.
The basic aim of The Island Strategic Plan is to protect and control the environment in which live. Whilst it may be viewed that this development is unjustified for purely agricultural purposes we believe the benefits of the scheme should be viewed in the whole. This barn compiles with all the guidance in respect to location, siting, design and construction for agricultural and equestrian buildings. This scheme will lead to the utilization of what could otherwise become redundant agricultural land.
To say that the barn is not justified for agricultural purposes is unfair in that only 50% of the barn is allocated for such a use. The remaining 50% of the barn is to be used for the purposes of storing and splitting wood to facilitate an environmentally friendly process and reducing Carbon Emissions.
We trust the Inspector will view this application as a whole and recommend reversal of the decision to refuse the application thus allowing the applicant to proceed to utilize the land to best advantage and to facilitate the applicant in reducing carbon emissions.
Barry Murphy dip. Arch. Tech. M.C.I.A.T. Chartered Architectural Technologist For & On Behalf of Construction Design Ltd
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