Appeal Rebuttal Statement Applicant

APPEAL REBUTTAL STATEMENT ON BEHALF OF THE APPLICANT, IN RESPECT OF THE APPEAL AGAINST THE APPROVAL OF 24/91373/B:

Erection of polytunnel, glasshouse and barn/stables Part Fields 312149 & 312151 Ballachrink Farm Brack A Broom Lane Poortown Peel Isle Of Man IM5 2AP

Sarah Corlett Town Planning Consultancy Ltd 1 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:[email protected] w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 1.0 INTRODUCTION
• 1.1 This rebuttal statement responds to the undated appeal statement submitted by the appellant, reference Issue/Version 1.0.
• 1.2 Unfortunately, the applicant did not receive any correspondence requesting a rebuttal statement so has been afforded additional time to provide the same. It should be noted that we have not read the appellant’s rebuttal statement which is online as, in the normal course of events, we would not have sight of that before preparing our own.

• 2.0 THE REBUTTAL
• 2.1 The appellant’s appeal statement largely reiterates their original concerns and provides additional information to support those positions. We do not wish to repeat the statements we have made in response to these which are already set out in our appeal statement which has been submitted.
• 2.2 However, there are a few points to which we would wish to respond.
• 2.3 The appellant suggests that there is no information to support why the existing stone barn is not being used for some of the purposes to which the new buildings will be put and is critical that there are no plans in the application to demonstrate what will happen to this building.
• 2.4 Older stone barns are often not suitable for modern day agricultural practices. In this case the entrances are not wide enough, the space for stabling is not sufficient and the ventilation would be poor. In essence, it would not meet modern welfare standards without significant alterations to a beautiful old Manx barn. It was from a time when heavy horses literally stood in their stalls - there was not room to move around etc. The applicant is not prepared to treat his horses that way. Heavy horses such as those which are to be used on this site tend to be wider and certain breeds, taller and need more space to manoeuvre in and out and be worked upon (ie groom, tack up etc around them). The applicant has 16.2 hands Irish Draught (so big but not necessarily as big as some of the heavy draughts) and I has been slammed against walls by her as a vet has tried to take bloods and an 800kg plus horse can cause damage if there isn’t space to move. The average Belgian draft can weigh between 840kg and 1000kg with stallions potentially coming in at more although the applicant does not currently have those.

Sarah Corlett Town Planning Consultancy Ltd 2 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:[email protected] w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

• 2.5 Whilst the appellant considers the proposed floorspace “excessive” and compares it with his own land, we would submit that it is inappropriate to compare farm holdings and particularly those where very different agricultural practices are undertaken. The applicant has demonstrated in the application and appeal submission how wide a range of products he is intending to produce and how he intends to do this, creating varied products without reliance on artificial pesticides and fertilisers. This all generates a need for secure and weathertight floorspace and his animals need space which is suitable to their needs.
• 2.6 Historically when the farms were combined, most of the floorspace was provided with Brack a Broom Farm, leaving Ballachrink Farm with very little and this was in older stone structures. A contractor has recently cut the fields and the grass has had to be taken away as there is currently nowhere to store it on site. From the holding in total they took around 250-260 bales. They can’t be stored in the old barn as they are huge round bales and even square bales would need to be winched up to the second floor and moved inside involving someone having to lean out, grab a bale, and bring it inside as they would have done originally which the applicant does not consider is safe or good practice.
• 2.7 The appellant suggests that “solid, not cavity, walls are proposed for the barn/ stables”. We are a little confused at this as the proposed barn is a steel portal frame barn, see the submitted drawings attached below that clearly indicate this as such. The solid walls to the north and east ground floor level are retaining walls in solid concrete. These walls are underground due to the site levels/contours, which again is clearly obvious in the submitted drawings attached. The wall to the west is solid because it will be clad in minimum 200mm traditionally laid Manx work to tie in with the current stone barn appearance. This is the elevation that is most visible to members of the general public from the Brack-a-Broom Lane.
• 2.8 If it is considered that the barn doors should be timber, although we struggle to accept that this is either appropriate or necessary, then a condition could be attached to this effect.
• 2.9 We also do not accept that the proposed barn/stables has a “residential appearance”. The design is deliberate to mirror the existing barn - hence its size, shape, and roof pitch. There is no intention of turning it into Iiving accommodation and the applicant has willingly accepted the planning condition imposed - in fact they would have been surprised if it hadn’t been imposed. We note that the appellant accepts that any future proposal for conversion would have to first receive planning approval. We would also suggest that “portal frame

Sarah Corlett Town Planning Consultancy Ltd 3 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:[email protected] w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

constructions” which the appellant suggests “could be considered which would be more than sturdy enough for heavy horses, hay storage and agricultural vehicles, and would not be as intrusive (with a 15 degree roof pitch)” would be less appropriate than what is proposed and less sympathetic to the building next to which it will sit in the landscape.

• 2.11 The elevation facing directly towards the highway is to be finished in stone as shown in the submitted drawings. Whilst the courtyard elevation contains cladding as a finish, we would suggest that this is appropriate and will be a dark colour which will not stand out or be otherwise unsympathetic.
• 2.12 Solar panels have been included to maximise the potential for renewable energy rather than using fossil fuel based energy and indeed, planning permission is no longer required for attaching solar panels to any building.

• 3.0 Conclusion
• 3.1 As stated in our initial appeal submission, we are of the view that this development is justified in agricultural terms and will not have any adverse impact either on the landscape in which it will sit, or the amenity of those who live around it or who visit the area.
• 3.2 The proposed facilities will enable this farm holding to be re-energised and to provide a range of produce which is not presently available on the Island, bringing the holding back into productivity for a modern market.
• 3.3 We believe that the proposal satisfies all of the relevant planning policies and that the appeal should be dismissed and the approval confirmed.

Sarah Corlett 12.08.25

Sarah Corlett Town Planning Consultancy Ltd 4 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:[email protected] w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C