Agricultural Dwelling Planning Statement

Juan Howland

10 Falcon Cliff Court Douglas, Isle of Man, IM2 4AQ

Chris Balmer Esq. Department of Infrastructure Planning and Building Control First Floor, Murray House Mount Havelock Douglas Isle of Man IM1 2SF

23rd November 2014

Dear Mr Balmer

Further to our pre-application meeting and subsequent communications, I am pleased to enclose herewith our planning application for approval in principle for an agricultural dwelling at field 134146, Magher Grianagh, St Judes Road, Sulby.

Please find enclosed the following documents:

• Original planning application form
• 3x copies of the application form
• Planning application check list
• Certificate of Land Ownership
• 4x copies of location plan
• 4x copies of site plan
• 4x copies of a plan showing the 2 acres of land controlled at Andreas
• 4x copies of a plan showing the 7 acres of land controlled off St Judes road and adjacent to the Lhen trench
• 4x copies of a plan showing the 26 acres of land controlled/available to allow further expansion at Kerrowcroie, Jurby
• A plan and photographs showing access/visibility at the site entrance on to the A17 St Judes Road

With regard to the various policies which you highlighted that are relevant to our application please find below my responses in red.

Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."

• Tynwald has recently approved a Department of Environment Food and Agriculture strategy "Food Matters" to grow the value of local produce by £50 million over the next decade.

• At this time we have the Island's only commercial dairy goat herd.
• We are the only Manx commercial cheese producer outside of the Isle of Man Creameries.
• Our laying flock represents approximately 10% of the Island's free range laying hens.
• As discussed at our meeting, we have plans to expand both the dairy and egg production aspects of our business.

• There is no reasonable alternative dwelling in the local area.

• The location of the proposed dwelling is within an area of other residential development.

• A new dwelling would not adversely affect the area given the number, size and variety of designs of the properties and buildings already in existence on the A17 St Judes Road.

• Although we have no specific design in mind, and will work with the planning team in this regard, we would envisage that the dwelling will be a 4/5 bedroom family home of circa 2,500-3,500 sq ft and will incorporate a home office to run the business from.

• The dwelling will be built to an eco-friendly/passive standard. As discussed, we would be happy to use the dwelling as a test case/study for future agricultural dwellings and provide data on the building's performance to the Isle of Man Government.

Environment Policy 15: "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 will 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 it is 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."

• Although we have indicated our preferred siting of the dwelling on the plan that accompanies our application contained herein; this is flexible and we would be happy for the planning department/committee to suggest an alternative as to completely satisfy this Environment Policy 15.

• The site is screened from the A17 St Judes road by a roadside hedge and a further shelter belt of evergreen trees.

General Policy 3 states: “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)”

Housing Policy 7 states: “New agricultural dwellings will only be permitted in exceptional circumstances where real agricultural need is demonstrated.”

• Labour hours – Based on the standardised labour requirement data provided by DEFA, the business currently has an annual time requirement of 2,275 hours equating to a labour requirement of 1.14

• Animal welfare – It is essential to be on-site as to ensure the welfare of the animals – especially at times of kidding and rearing young pullets. Moreover this need will grow with the increase in size of the herd and flock.

• Inclement weather – For example; During the snow in March 2013 it was necessary to stay on-site as access was severely restricted. Frequent power cuts during this period also needed to be managed as we had a batch of young chicks that needed round the clock controlled lighting.

• Security – We have invested a significant amount time and money into this enterprise. There have been several burglaries from farms on the Island this year where meat and hay have been stolen. Indeed it was reported in July that another goat farmer has had two separate incidents of trespassing on their land where unfortunately a young goat has died as a result.

• Dairy – The processing of the milk is small scale and labour intensive but is necessary as there is no alternative larger processor for goats milk on the Island. The milk requires constant monitoring as to ensure it is kept at the correct temperature and around the clock immediate availability is needed to effect necessary remedial action should a problem arise (e.g. power cuts, equipment fault). I would conservatively estimate that 2.5 hours per day are spent on the milk processing, equating to 912 hours per annum in addition to the aforementioned 2,275 hours.

Housing Policy 8 states: “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 resident dependants.”

• An agricultural tie/condition is not a problem as the dwelling is to enable us to maintain the existing business as well as to provide the opportunity and platform from which we can expand the business and is not for financial gain (i.e. built and sold for investment purpose).

Housing Policy 9 states: “Where permission is granted for an agricultural dwelling, the dwelling

must be sited such that;

(a) it is within or immediately adjoining the main group of farm buildings or a group of farm buildings associated with that farm, (b) it is well set back from any public highway, and (c) it is approached via the existing farm access.” -

Further to these policies it is also important to understand the purposes of them. This is further explained within paragraphs 8.9.2 and 8.9.3 of the Strategic Plan. Paragraph 8.9.2 states that:

“Agricultural need should be established having regard to:

(a) what living accommodation has been built on, or in association with the farm holding in the past, and how it is now occupied; and – N/A there has not been a dwelling or any form of living accommodation associated with the holding/business (b) who will occupy the proposed dwelling, and what role they will play in the operation of the farm; in some circumstances, there will be a legitimate need for a dwelling for a retiring farmer who proposes to vacate the farmhouse but to continue to assist on the farm.” - My wife and I and our two children. I am currently the sole full time worker and manage the daily affairs of the business.

Paragraph 8.9.2 states that:

“In judging whether the need is sufficient to over-ride other policies, particular regard will be had to:-

(a) the previous or proposed severance of land and buildings; N/A (b) the agricultural justification for sub-division of a farm; N/A (c) the long-term viability of new or unproven agricultural enterprises such as small-holdings, market gardens, or horticulture;

• The business is in its sixth year of trading.
• The goat milk/dairy is an expanding market although there is currently a shortage in the UK and milk is often imported from other European countries.
• DEFA's “Food Matters” strategy clearly shows that there is scope for significant expansion of the local free range egg market.

(d) the extent to which the applicant’s employment in agriculture is only part-time; and N/A – This is my full time employment and only source of income (e) in the case of a retiring farmer, whether the proposal would result in vacation of an existing farm dwelling for agricultural use, and whether the applicant would continue to assist in the operation of the farm.” N/A

I trust you will find this to be in order, however should you have any questions or require any further information or explanation please do not hesitate to contact me.

Thanks for your assistance

Yours sincerely

Juan Howland

Tel (07624) 491941 Email: [email protected]