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Mr and Mrs Steriopulos Ballaloaghtan, Kerrowkeil Road, Grenaby, Isle of Man IM9 3BB
Existing dwelling - removal of agricultural condition This report has been prepared by Caroline Perry of Island Land - Based Services Limited. I have an Honours Degree in Agriculture Science from Nottingham University and am a Member of the BASIS Professional Registry. After leaving University I worked for Laurence Gould Consultants and Carter Jonas Chartered Surveyors in the UK. Much of this work involved provision of a full farm management service on behalf of private and institutional clients. Since 1993 I have provided technical and financial advice to the agriculture industry on the Isle of Man. Firstly as an agricultural adviser for DAFF and then in 2005 I set up my own company Island Land - Based Services Limited. Much of this work involves advising farmers on capital investments and the likely implications it will have on the farming business. I currently work for farmers, agricultural and public sector organisations and Government Departments in the Isle of Man.
This report has been prepared to explain the reason for this application to remove the condition "The occupation of the proposed dwelling must be limited to persons whose employment or latest employment is or was employed in agriculture in the Island including also the dependants of such persons as aforesaid".
Planning application: 01/00294/A Approval in principle for erection of agricultural dwelling and renovation of existing barns was approved at appeal on 12th March 2002. Planning application: 02/00412/B Erection of agricultural dwelling was permitted on review on 26th July 2002.
Since purchasing the farm, Mr and Mrs Steriopulos have developed a successful farming business, breeding, rearing and marketing Manx Loaghtan meat and other Manx Loaghtan products. This has helped ensure the survival, growth and popularity of the last indigenous farm animal left on the Isle of Man which was at one stage threatened with extinction. As well as developing the market for Manx Loaghtan on the Isle of Man, there has been an even larger demand for the meat in top restaurants in the UK and in particular, London. Several world class chefs choose Manx Loaghtan meat in their restaurants and when giving demonstrations. The result of this however has resulted in Mr and Mrs Steriopulos having to spend a great deal of time travelling to the UK which in the long term is not practical or viable. Mr and Mrs Steriopulos have therefore decided to move to the UK so they can continue with their business of marketing and promoting Manx Loaghtan from producers both in the UK and the Isle of Man.
Housing Policy 8: Where permission is granted for an agricultural dwelling, a condition will be attached restricting the occupation to a person engaged or last engaged solely in agriculture: or a widow or widower of such a person, or any such dependants. 8.9.4 Such a condition will not usually be removed on subsequent applications unless it is shown that the long-term need for dwellings for agricultural workers, both on the particular farm and in the locality, no longer warrants reserving the dwelling for that purpose.
1/ Marketing Ballaloaghtan. Chrystals Estate Agents have and still are actively marketing the property since 23rd September 2010. A letter from Neil Taggart of Chrystals states that particulars were placed on the website which has approximately 30,000 users per month, in their property guide which has a circulation of 6000 per month and details have been distributed through their offices. Mr Taggart said that whilst there was interest in the property, the "Agricultural Occupancy Condition attached to the main dwelling house proves an insurmountable barrier of entry and deters viewing entirely".
Due to the difficulties encountered by Chrystals on the Isle of Man, the property was advertised in the Irish Farmers Journal during April 2011. The Irish Farmers Journal has a weekly circulation of over 71,000 copies in Ireland, the UK and the Isle of Man. It currently is the largest selling farm and agricultural publication in Britain and Ireland. Again, there has been interest in the property and even though much of the interest has come from people who would farm Ballaloaghtan, they are unwilling to put an offer in due to the agricultural occupancy condition.
It is thought that the other main reason why there has been a lack of interest in the property amongst persons engaged in agriculture in the Isle of Man is the fact that agriculture has changed fairly dramatically since 2001 when the first application for the dwelling was submitted. According to DEFA's annual census figures there were 754 agricultural holdings in 2001 but in 2010 this has reduced to 418 , a reduction of . In 2001 there were 162 paid workers in agriculture but in 2010 this had dropped to 121 . It is also known that of those 121,10 were agricultural apprentices of which several have already left the industry to pursue careers outside agriculture.
The reduction in number of holdings is a reflection of the low returns from agriculture but with increased mechanisation, farm sizes can increase and also costs can be made by cutting labour.
Another factor that is probably detracting persons currently engaged in agriculture is the Isle of Man, Agricultural Wages Act 1952 which currently sets the minimum agriculture wages for an ordinary grade worker over the age of 19 , at £ 255.40 / week which relates to £ 13,281 / year. It is unlikely that a full time worker in agriculture would be able to obtain a mortgage at all in the Isle of Man unless they had income from other sources.
Mr and Mrs Steriopulos have decided to move to the UK to promote Manx Loaghtan in the UK which will actually help the Manx agricultural industry. They have tried for 8 months to sell their property in order that they can relocate. The reasons for the lack of offers is due to the planning condition "The occupation of the dwelling must be limited to persons whose employment or latest employment is or was employed in agriculture in the Island including also the dependants of such persons as aforesaid" and also because the structure of the agriculture industry has changed enormously in the last 10 years. It is not only important to Mr and Mrs Steriopulos that the occupancy condition is removed, but also for Manx Loaghtan producers on the Island who will benefit from the marketing of Manx Loaghtan in the UK, this is now even more important that the red meat derogation on the Island has come to an end.
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