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The site defined in blue represents the holding of Ballacorkish Farm which lies mainly on the northern side of the A7 Main Road which runs through Colby Level and north as far as Tom The Dipper's and the picnic area at the Sloc. Also within the ownership of the applicant are two parcels of land on the southern side of the road, to the side of the former Level Garage and to the north east of Kentraugh, and two pieces of land to the south of Ronague Chapel.
The farm buildings are located centrally within the largest parcel of land with access to this via the lane to Scholaby Farm from The Level. The farm buildings represent a collection of barns - mostly modern in appearance, with a farmhouse associated on the south western edge of the farm group with a long wooded garden to the south of the dwelling. Another dwelling, Ard Beg, within the farm land is located to the south of this.
The site lies within an area designated on the Arbory and East Rushen Local Plan as Open Space and an Area of High Landscape or Coastal Value and Scenic Significance with a small portion of woodland around the garden referred to above.
PA 99/01881/B - Replacement of Farmhouse roof Initial Decision: Permitted 9th March 2000 Conditions :
PA 86/00570/B - Demolition and erection of replacement Dutch barn, Ballacorkish Farm, Scholaby Road, Rushen Initial Decision: Permitted 1st January 1994
PA 90/01036/B - Extension to provide increased accommodation, Ardbeg, Colby Level, Rushen. Initial Decision: Permitted 1st January 1994
PA 91/00717/B - Installation of 450 litre LPG tank, Ard Beg, Colby Level, Rushen. Initial Decision: Refused 1st January 1994
PA 91/01165/B - Installation of 450 LPG tank, Ardbeg, Colby Level, Colby, Arbory Initial Decision: Permitted 1st January 1992
PA 96/00793/B - Erection of an agricultural building, Ballacorkish Farm, The Level, Colby, Rushen. Initial Decision: Permitted 2nd October 1996 Conditions :
PA 99/01757/B - Erection of dwelling Initial Decision: Permitted 13th March 2000 Conditions :
PA 97/00249/B - Extension to existing agricultural building, Ballacorkish Farm, Level, Colby, Rushen. Initial Decision: Permitted 1st July 1997 Conditions :
Now proposed is the erection of a new agricultural building to the south east of the farmhouse and alongside a small building whose ridge runs west to east.
The building will be 12m wide and 15m wide and 5m to the ridge, finished in grey fibre cement sheeting on the roof and steel columns with open sides and ends. The ridge of the building will run north to south.
Department of Transport Highways and Traffic Division and Rushen Parish Commissioners indicate that they do not object to the application.
The Manx Electricity Authority recommend a note regarding existing electricity supplies. This is a matter for the applicant, the Manx Electricity Authority and the contractor on site and as such should not be referred to in the planning decision notice.
The relevant planning policy guidance is found at Environment Policy 15 which 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 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 is it 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".
In this case the new building is within the farm group and of a design which does not lend itself to any other use. The siting is such that there is an existing building between the building and the public highway which is lightly trafficked. The building will not have an adverse visual or other impact and is considered acceptable in the light of Environment Policy 15.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
The Manx Electricity Authority raise issues regarding working practices around existing supplies, which are not material planning considerations and as such the MEA should not be afforded party status in this instance.
Recommended Decision: Permitted
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 relates to the erection of an agricultural building as shown in drawings reference 2008/KG/01 01, -02 and -03 and the site and location plans all received on 30th October, 2008.
C 3. The building must only be used for agricultural purposes.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 4/12/08
Signed : [Handwritten signature] Senior Planning Officer
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