Rural Business Consultancy Planning Statement

Rural Business Consultancy

www.ruralbusinessconsultancyItd.com 23rd September 2019

Re: Planning In principle for a new Agricultural Dwelling and access at The Friary Farm, Ballabeg. Field 425318.

Please find attached application forms and land ownership details for the application of planning in principle for a new agricultural dwelling an access at The Friary Farm, Ballabeg. In assessing the application, please could you take the following points into consideration.

• Mr Philip Cringle and his partner Miss Ashley Bradshaw are applying for planning in principle to build a new agricultural dwelling.
• Murray Cringle Ltd is the farming business that farms at Ballakeighan Farm and is tenant on The Friary farm and other surrounding leased land. Please see attached maps.
• Mr Philip Cringle is a director in Murray Cringle Ltd along with his father Mr Murray Cringle.
• The Friary farm is owned by The Friary Ltd, which is Mr Murray Cringle and his father Mr N Cringle.
• The total farmed area is 330 acres. Of which 20 acres are cropped annually with spring cereals. The Friary farm totals 170 acres in its own right.
• The farming business is split between the two sites, The Friary farm, where Mr N Cringle resides and Ballakeighan farm, where Mr Murray Cringle and his wife reside.
• There is approximately 1 mile between the two sites. The southern 100 course and the Steam Railway also bisect the farms.
• The farming business is predominantly based around the finishing of prime beef cattle. The business currently has approximately 250 head of cattle on the farm along with 85 breeding ewes. The lambs are sold finished.
• As a result, the current business has a labour requirement of 1.88 standard labour units.
• Currently, Mr Murray Cringle is the labour force, with some assistance from his fit and healthy 82-yearold father Mr N Cringle.
• Murray Cringle Ltd is one of the largest and more consistent suppliers of finished cattle to the Isle of Man Meat company.

• Under the DEFA Agricultural Development scheme and Red Tractor Farm Assurance, which the business applies to and conforms to, there is a requirement that animal health and welfare is not compromised. Residing on site is an essential part to observing stock and also ensuring their management, handling, wellbeing and the security around livestock, medicines, fuels, machinery is a priority.

• Mr Murray Cringle is 58 years old and his son Mr Philip Cringle wishes to pursue a career in agriculture on the Isle of Man which will require the existing business to grow.

• Mr Philip Cringle and his partner Miss Bradshaw are currently residing and working in the UK. They are intent on moving to the Island and the family farm within the next three years and see the proposed dwelling as a key next step to facilitate this.

• Currently the business could not financially sustain the addition of Mr Philip Cringle without a substantial change to the business output and income. Mr M Cringle sees the proposed dwelling as a key part of succession for the farming business.

• As a result of this there is a desire to grow the business enabling Philip to be involved. If Philip was available on site to assist with the farming operation, the business would be able to grow to 350 head of stock which along with and 300 breeding ewes (plus 10 rams and 50 replacement ewes) increasing the labour requirement to approximately 3.15 standard labour units.

• Residing within the existing family home at Ballakeighan farm is not practical in the long-term for Philip and Ashley.

• The existing farmhouse at The Friary is occupied by Mr N Cringle and his wife. Mr & Mrs N Cringle have resided here all of their working lives and have no desire to leave.

• The house is of substantial character and historical value. Any extension or significant alteration would result in the character and history being lost or destroyed. This is something all the Cringle family wish to avoid.

• The Friary farm, including the farmhouse is jointly owned by Mr M cringle and his Father Mr N Cringle.

• Mr N Cringle has no desire to move off the family farm and wishes to remain residing in the farmhouse. The directors of The Friary Ltd are content to allow Philip and Ashley build a new home for themselves on the farm.

• As the farming business Murray Cringle Ltd has little input into who resides where and that Mr M Cringle sees no reason as to why his parents can-not continue to reside in their family home, through their retirement, then the existing farm house is unavailable to anyone other than Mr N Cringle and his wife until they choose to no longer reside at The Friary.

• Neither The farmhouse at The Friary or Ballakeighan farm has an agricultural tie.

• A range of stone outbuildings currently exist at the Friary and Ballakeighan farms. However, these are currently utilised for, and integral to the business, for the housing of livestock and storage of agricultural goods (grain, machinery and equipment).

• The Friary is home to the majority (approximately three quarters) of the livestock especially through the winter months due to the majority of the agricultural buildings present.

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• Having someone on site ensures that the large number of animals receive the care and attention required so as health and welfare is not compromised. Being on site also provide security for the farm.
• Currently, Mr N cringle is still responsible for the animals at The Friary for large periods of time, which at 82 years of age is not something that Mr M Cringle sees as either responsible or sustainable into the future.
• Having Philip and Ashley resident on site will ensure that Mr N Cringle can reduce his daily involvement and responsibilities in the farming operations and enjoy his retirement.
• The applicants are also not aware of any tied agricultural dwellings in the near vicinity that are or could be available to them.
• Philip and Ashley wish to build a new home on The Friary rather than purchase a house in the vicinity for the reasons already sited above and also the cost implications.
• A search of residential properties available in immediate vicinity indicate that there are a number of properties currently available including:
• 2 Bed mid terrace house in Ballabeg, in need of modernisation £ 175,000
• 3 bed bungalow in Ballabeg £ 265,000
• 2 bed bungalow in Ballabeg £ 249,950
• 3 bed Bungalow in Ballabeg £ 289,950.
• Rental - 5 bed in Ballasalla £ 1500 PCM
• Rental - 3 bed in Colby £ 1350 PCM
• With a free building plot available to Philip and Ashely the total capital required to build a new dwelling is likely to be reduced considerably and it is estimated that they could construct a modern dwelling, energy and resource efficient for somewhere between half and two thirds of the price of purchase with reduced ongoing costs for maintenance and operation (heating etc).
• As a whole for the farming business, this makes better financial sense to build cheaper than buy off site and have improved cash flow to grow the business enabling everyone involved to have a wage.
• Residing off site brings both time and financial implications to the business which would likely limit its growth.
• The consequences of purchasing a nearby private dwelling would be that the farm is unlikely to generate sufficient income to justify a large enough wage for Philip and Ashley. As a result, it would be highly likely that they would have to source off farm income which would result in the business not being able to grow in order for it to sustain two wages (Murray \& Philip).

• With Mr M Cringle at 58 years of age and Mr N Cringle at 82 years of age, it is difficult to see that this business could sustain the current level of farming activity for any significant period of time without the input of more labour. The business would likely decline until the point where a dwelling was available which could be at least 10-15 years' time. At which point Philip may have either chosen to become engaged in other activities.

• There is no substitute for the enthusiasm and drive that a family member can bring to the family farm over a paid employee. Which given the nature of farming, the fact that the business has a current labour demand of 1.88 labour units and is predominately supplied by Mr M Cringle and that the business is proposing to grow, with the addition of Philip to the labour force, to a point where 3.15 labour units is required this extra work would be unaffordable unless it was family labour. This is common occurrence throughout the industry.

• The alternative to the proposed dwelling is that the business will consequentially not reach its potential or ability to reward everyone involved for their efforts. Any business will struggle if the next generation cannot be facilitated into the business, both logistically and cost effectively.

• The proposed agricultural dwelling is to be sited close to the existing building curtilage but where neighbours' views are not obstructed or where any future farm development or access will be impeded.

• The proposed dwelling will be screened with sympathetic planting to ensure the environment and landscape is enhanced as much as possible.

• Please see location plan for details of proposed site for the dwelling and also the access lane.

• A new access is also proposed as the existing farm access is dangerous to vehicles entering and exiting the farm. Currently many delivery lorries have to reverse into the farm of the road, which is a fast and busy stretch of road, the access also limits the size of lorry which can be used to deliver goods.

• From the Overhead images attaches you will note the tracks across the field between the farm and the gate. This is where wagons and tractors and trailers delivering goods (you can see straw bales behind the silage pit which have recently been delivered) are accessing the farm due to the poor access to the farm that currently exists.

• The access point to the farm is directly off the main road and almost opposite a busy junction to a housing estate and a bus shelter. Entering and exiting the farm is very dangerous due to the amount of traffic and also pedestrians.

• The current farm access is also restricting, due to the angle and location of buildings, the size of vehicle that can enter the farm. Modern agricultural machines are becoming larger and tractors with large trailers cannot turn directly into the yard. Large wagons and tractor and trailer units have to reverse into the yard which is not ideal on such a busy stretch of road.

• From the attached photographs you can see that there are limited splays, due to the buildings, and a foot path which makes exiting the farm dangerous for any vehicles.

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• The proposed new 4 m wide farm access lane, 3 m of hardcore, will serve both the farm and the proposed dwelling and provide safer access, with improved visibility for both farm and road users.
• The proposed 4 m wide lane will utilise an existing field access of the main road which will provide greater visibility and access for large vehicles to access the farm safely.
• A small amount of nearby hedge ( 3 m ) would be removed to create a larger turning circle for entering and exiting vehicles.
• The existing stone pillars and gateway are to remain in situ but lowered to a height of 1 m above ground level.
• The hedge to either side of the gateway is to be lowered to a height of 1 m to allow for improved visibility.
• The gate way is in a 30 mph zone and the hedge towards Ballabeg (north west) will be lowered to 1 m for 22 m up to the tree growing in the hedge. We do not wish to remove the tree but believe that this visibility coupled with the footpath will allow emerging vehicles to spot pedestrians and emerge onto the road safely.
• To the south east (junction direction) the hedge and wall will be lowered to 1 m high (above the pavement) for a distance of 48 m to provide safe visibility for exiting vehicles.
• The 4 m wide lane will see a central 3 m wide 250 mm deep stone track to provide an all-weather surface separated from the field by a stock proof fence. This will provide adequate room, drainage, access and allow for the hedge to be undisturbed.

The application for planning in principle for a new agricultural dwelling and access is seen as key for the development of this agricultural business. The business needs to grow in order to facilitate the next generation and the building of a dwelling for Mr Philip Cringle and his partner Ashley Bradshaw at the Friary Farm proved a cost effective housing solution, allows the older generation to retire and remain in the family home and will future proof this family farming business allowing the business to develop to meet both the islands farming needs and also the family's needs. Encouraging the next generation into family farming businesses is key to ensure that the Islands family farming businesses develop and can deliver a stronger role in the Islands Economy and Environment.

The proposed lane, which will primarily serve The Friary Farm, will improve access to the farm for large vehicles and also improve health and safety of passing traffic and pedestrians.

Should you require any further assistance with this application, please do not hesitate to get in touch

Best Regards

Chris Kneale

Rural Business Consultancy Ltd.