Planning Application Assessment Report

Policy L/OSNC/PR/7 states: "Permission for the erection of new building related to agriculture will only be granted where the Department is persuaded that the building is essential for agricultural purposes and that they comply with the Department's policy guidance on such matters." In terms of strategic planning policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application. ### General Policy 3: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage." 2 February 2009 08/01838/R ### Assessment The planning application seeks approval for the erection of an agricultural building on the application site. As stated earlier in this report the planning application has been received in response to the Minister's direction following previous planning application 07/01843/R being deemed invalid. Having regard to the relevant planning policy and planning history the main considerations are the agricultural justification for, and the visual impact of, the building. Agricultural need for a building has been previously established through planning application 06/01122/R and, as stated by the appointed Planning Inspector for previous planning application 07/01843/R, there is no evidence that circumstances have subsequently changed. The previous concerns regarding the visual impact of the building related to the building that was erected without prior planning approval, with the appointed Planning Inspector stating that this building was poorly designed and crudely executed. As stated within planning policy and by the appointed Planning Inspector for previous planning application 07/01843/R there is a need to balance the agricultural case for the building against the visual impact of the building. It needs to be borne in mind that there is an existing agricultural building with valid planning approval directly adjacent to the site for the agricultural building proposed by this current planning application and that an agricultural building slightly larger than currently proposed was approved under previous planning application 06/01122/R. It is therefore considered that the principle of agriculturally justified development in this location has been established. The proposed building shown within the submitted drawings is shown as being of a more usual construction for an agricultural building and coloured to match the adjacent agricultural building. This is considered to address the concerns set out by the appointed Planning Inspector for previous planning application 07/01843/R and, subject to the works being undertaken in a professional manner, should result in an agricultural building of appropriate appearance that satisfies the requirements of the Minister. It is recommended that the planning application be approved subject to conditions requiring the external finishes of the building to match those of the adjacent agricultural building.