Loading document...
Application No.: 22/00223/B Applicant: Mr Andrew McKeown Proposal: Erection of an agricultural building Site Address: Lower Ballagick Farm Moaney Road Santon Isle Of Man IM4 1HY Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 18.07.2022
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Reason: the countryside is protected from development and an exception is being made on the basis of agricultural need. As such the building must be used for the purposes for which it is approved.
Reason: The building has been exceptionally approved solely to meet agricultural need and its subsequent retention would result in an unwarranted intrusion in the countryside.
This application has been recommended for approval for the following reason.
This planning application is considered to be acceptable in terms of the agricultural need satisfying General Policy 3, and the proposed buildings scale, materials, colour, siting and form would be in accordance with Environment Policy 1 and 15 of the Strategic Plan.
Plans/Drawings/Information;
This decision relates to drawings received on 8 March 2022, referenced; 1, 2, 3, 4, 5, 6. _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is referred to as 'Lower Ballagick Farm' Moaney Road, Santon. The farm is characterised by a number of agricultural buildings clustered together and a detached dwellinghouse to the north east corner of the site. Access to the dwellinghouse and the farm buildings is via private track that extends to 500m in length. - 1.2 The farm encompasses some 208 acres which is laid to grass for grazing livestock. The agricultural business is currently centred on the rearing and finishing of approximately 60 head of beef cattle. Currently there are approximately 110 beef animals from 7 to 30 months of age. All cattle are purchased, either direct or at the local auction market. - 1.3 The existing agricultural building subject to this assessment is a two storey traditional built building finished in cement render. The main building measurers 13m x 6m, but has a number of lean-to extensions taking the overall footprint to 16m wide x 18m long.
2.0 THE PROPOSAL - 2.1 Proposed is demolition of the existing built agricultural building and in its place the erection of a new built agricultural building with modern day openings, feed barriers and larger open areas internally. - 2.2 The agricultural building measuring a footprint of 41m x 9m with a height to the eaves of 3.6m and an overall ridge height of 5.1m. This building would be constructed from a steel 'portal' frame and cladded with concrete wall to the lower proportions and timber 'york' boarding in a vertical format to the upper proportions. - 2.3 The roof would be profiled grey fibre cement sheets and would feature 18 roof lights (9 per slope) for natural illuminance and the only opening are to the front (North West) elevation facing the existing agricultural barns. - 2.4 The building would be used for the housing of growing cattle, rearing of calves and the storage of hay and straw bedding for the livestock. The calf rearing area will be secure, to ensure there are no drafts whereas the growing area for larger cattle will be open fronted to allow maximum use of the building and will allow for more livestock to be housed on the farm, rather than having to out winter some. - 2.5 The agent notes the proposed building "will replace an existing stone building which has had a number of other "lean Too" type structures attached to it. This building is no longer suitable for modern agricultural purposes and requires significant investment for domestic use. The applicant has no interest in converting this building to domestic"…. The "Current buildings available for the housing of livestock extend to 439m² which is insufficient to allow all livestock associated with the business to be housed if desired. The proposed building will provide a further 376.1m²"… "The total area, including the proposed is 815m² which would still be insufficient to house all the livestock and their feed and bedding requirements".
3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is noted on Map 3 of the Area Plan for the East as an area recognised as being within white land or land not zoned for development or not for any particular purpose and within an area of 'Incised Slopes' as part of the Landscape assessment. The intention of the latter is to protect the countryside and its rural character. - 3.2 The site is not within a Conservation Area or within an area identified as flood risk. There are no defined registered trees or registered trees areas on the Govt maps. - 3.3 Within the adopted Isle of Man Strategic Plan 2016, the following policy are considered to be the pertinent relevant policy in the determination of this application:
3.3 General Policy 3f - Exceptions for Development in the countryside for agriculture - 3.4 Environment Policy 1 - Protection of the countryside and its ecology - 3.5 Environmental Policy 15 - visual impact of any buildings
3.7 Environment Policy 22(iii) - Environmental Harm through vibration, odour, noise and light - 4.0 PLANNING HISTORY
4.1 The application site has no planning history that is considered relevant to this application. - 5.0 REPRESENTATIONS
5.1 Santon Commissioners has not commented at the time of writing.
5.2 Highways Services do not object (No Highways Interest) 24.03.22 - 6.0 ASSESSMENT
6.1 There aforementioned policies would indicate there is a general presumption against new development in the countryside, as indicated in Environment Policy 1 and General Policy 3 of the Strategic Plan. The starting point for any development within the countryside (i.e. not zoned for development) is therefore General Policy 3, paragraph F which allows exemption for agricultural buildings and Environment Policy 15, which requires, firstly the Planning Authority to be satisfied that there is agricultural or horticultural need for a new building, sufficient to outweigh the general policy against development in the countryside. Then further assessment to ensure the built form is appropriate in terms of size, scale material and colour with siting and form that is sympathetic to its surroundings without being detrimental to the character and appearance of the countryside. This is also underpinned through Environmental Policy 1 to ensure any development does not adversely affect the countryside.
6.2 The applicant has provided details through their agricultural agent to confirm they "the farmer/ owner", of land buildings who lives within the farm holding. The site is an active farm with its land holding of 208 acres of land. The farm currently operates the rearing of beef cattle and has approximately 110 beef animals from 7-30 months of age. The main farm buildings and dwellings are all clustered together and at the centre of the farming lands as noted on the land ownership plan submitted as part of this proposal.
6.3 Having visited the site, it is confirmed this is an active farm and the buildings on site area currently being used for agricultural purposes for the husbandry of animals and for their support (storage of feed, hay and farm equipment). As such the principle of a replacement
farm building for the welfare of animals (calving) on this site building would accord with GP3f where its use would be used for the conduct of 'agriculture'.
6.4 Having considered the justification and its broad acceptance in principle, we turn to the siting of the building. Environment Policy 15 notes the proximity of the proposal should be sited as close the farmstead as possible and be appropriate in terms of scale, materials, colour, siting and form to ensure they are in keeping with their surroundings. In this case the proposal would be of the same style or method of steel frame construction and level of finish using the Yorkshire boarding timber sheets to clad the vertical elements and roof pitches would be seen to match that of the existing farm buildings. - 6.5 The location would be sited close to the existing group of farm buildings, immediately to the east elevations of the main farm buildings and (approx.10m) from the applicants farm house and would be considered appropriate for its intended use for the husbandry of animals, in this case for the welfare of breeding calves and general management of the heard of cattle, as noted in section 2. The proposed building would be suitable for its intended use in accordance with Ep15. Visual Impact on the countryside - 6.6 The siting of the proposed building as noted above would confirm the location is not one of open countryside but would be read within the context of an existing working farm to which planning policies support for the placement next to existing building groups and replacing an existing building. From the highway the building would be partially screened by the existing two storey residential dwelling that sits between the proposed siting and the highway and would be read amongst other agricultural buildings of similar type, size and colour, if viewable from the highway. The addition of this proposed building and its use would confirm to the guidance given in EP15 where it would not be considered to have any detrimental impact upon the wider countryside (EP1) or would not be considered to harm the character and quality of the wider landscape designation of TAPE. Impact on the residential amenity - 6.7 The later paragraph of Ep15 refers to the potential conflicts of siting of agricultural buildings near residential properties, which is further supported through EP22 that deals with statutory nuisances. Firstly, in considering the farm dwelling closest to the proposed building (Applicants Farm House) this would be approx. 10m away but given the current farm layout their residential curtilage. As such the proposal would not be eroding any amenity space of the dwelling and is close enough to allow the owners, who farm the land to be on hand where they would have responsibility for the welfare of the animals during the calving periods and wider agricultural responsibilities. - 6.8 In relation to the nearest neighbouring residential property Ballagick Farm, Moaney Road and consideration has to be given to any adverse impact from the proposed building and use giving rise to the potential for statutory nuisances. This property is approximately 120m to the north of the nearest corner of the proposed replacement building. In this instance the replacement agricultural building and its use would be no different than the current use and would not be considered to have any detrimental impact upon their (Ballagick Farm) amenities through any statutory nuisance.
7.1 The planning application has been designed to ensure its siting and appearance has no adverse impact on the character of this site and the wider countryside, or that of the neighbouring property, which has been recommended for approval. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 19.07.2022 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal
