Alteration works to stone barns, including: demolition of lean-to extensions to Buildings E and F; partial conversion of Barn C to dwelling; construction of two-storey building between Buildings F and G; single-storey extension to Building F; creation of concrete hardstanding (retrospective)
at
Bibaloe Moar Farm
Associated drawings, plans, specifications and sketches remain the property of James Brookman Limited. Duplication is strictly prohibited without prior written approval.
243/X/PN/250421
C O N T E N T S
1.0 Introduction 3
1.1 Purpose
1.2 Background
2.0 Agricultural Intent 4
2.1 Objective
2.2 Market
2.3 Trade
2.4 Size & Management
3.0 Land Use 6
3.1 General
3.2 ZONE 1: 39 acres retained for hay growing
3.3 ZONE 2, 3 & 4: 101 acres available for rotational grazing
3.4 ZONE 5 & 6: segregation
3.5 Other
4.0 Building Uses 7
4.1 General
4.2 Building B (Dutch Barn) – works complete as approved, Ref: PA 22/01303/B
4.3 Building C (Cow Shed) – works complete, retrospective approval sought
4.4 Building D - external refurbishment complete, retrospective approval sought
4.5 Building E - external refurbishment complete, retrospective approval sought
4.6 Building F - external refurbishment complete, retrospective approval sought
4.7 Building G - external refurbishment and new build complete, retrospective approval sought
4.8 Future Applications
5.0 Summary 10
5.1 Clarification
5.2 Summation
1 . 0 I N T R O D U C T I O N
1.1 Purpose
1.1.1 The following has been compiled to accompany the current planning applicati on PA24/91016/B for retrospecti ve works undertaken by the applicant on the existi ng agricultural buildings.
1.1.2 This document outlines the long-term operati onal framework of the proposed beef farm at Bibaloe Moar with the intent to produce high-quality beef direct to the restaurant market.
1.1.3 Informati on contained herein has been extrapolated from online research and commentary provided by the applicant.
1.2 Background
1.2.1 Bibaloe Moar Farm has previously operated as a dairy farm.
1.2.2 When purchased by Manx Beef in September 2021, Bibaloe Moar Farm was in a state of disrepair and unsafe to be operated as a farm. There were a few buildings that were totally unusable. The surrounding land had been tenanted and maintained to a basic standard.
1.2.3 Over the last few years the applicant, Manx Beef, has undertaken works to make the grounds and buildings safe with architectural features – such as windows and doors – sympatheti cally restored, as well as the considerable re-building of properti es that had been left to ruin.
1.2.4 The surrounding land has been rejuvenated as described herein.
1.2.5 Ahead of implementi ng the beef farm, Manx Beef has undertaken works to the existi ng buildings and the land in preparati on; in essence they have ti died and made safe the existi ng farm buildings, improved husbandry of the surrounding pastures.
1.2.6 The works have been undertaken with the ethos of preserving the appearance of a traditi onal farmstead with the intent to re-establish Bibaloe Moar as a working farm.
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Aerial site plan showing a rural property with blue lines indicating boundaries and access routes.Aerial site plan showing the proposed development site boundaries outlined in white lines within a rural landscape of fields and hedgerows.An aerial site location map showing the proposed development site highlighted by a dashed box, situated near a residential area and fields.An aerial site plan showing the property boundaries overlaid on a rural landscape with fields and trees.A wide aerial view showing a dense residential area on the left transitioning into open green spaces and roads on the right.
A G R I C U LT U R A L O B J E C T I V E S
• Sustainable Beef Producti on: To produce excepti onal-quality beef for exclusive and direct supply using sustainable agricultural practi ces.
• Soil Health Improvement: To enhance soil ferti lity and structure through rotati onal grazing and cover cropping supported by on going to research.
• Biodiversity Conservati on: To promote biodiversity on the farm by integrati ng retaining and enhancing existi ng wildlife habitats.
M A N A G E M E N T P R A C T I C E S
• Rotati onal Grazing: Implement a rotati onal grazing system that allows livestock to graze on designated pastures while giving other areas ti me to recover. This practi ce will improve forage quality and promote bett er soil health.
• Legislati ve: Follow the Isle of Man Grass Fed scheme and comply with audits. Certi fi cati on under Red Tractor or equivalent schemes for market access.
• Pasture Management: Uti lize a diverse mixture of grasses and legumes to improve the nutriti onal value of forage and increase resilience against pests and diseases.
• Water Management: Develop a comprehensive water management plan that includes sustainable practi ces for water sourcing, distributi on, and conservati on, ensuring livestock has access to clean water while minimizing environmental impact.
• Animal Welfare: Adhere to high standards of animal welfare by providing adequate space, nutriti on, and care for livestock throughout their lifecycle.
• Waste Management: Implement a nutrient management plan that uti lizes manure as a natural ferti lizer, minimizing waste and enhancing soil ferti lity.
S U S TA I N A B I L I T Y G O A L S
• Carbon Sequestrati on: Use rotati onal grazing to enhance carbon sequestrati on in soils, contributi ng to climate change miti gati on eff orts.
• Reduced Inputs: Reduce reliance on syntheti c ferti lizers and pesti cides by enhancing natural soil ferti lity and pest management through holisti c practi ces.
• Energy Effi ciency: Explore renewable energy opti ons, such as solar or wind, to power farm operati ons and reduce the carbon footprint.
Outline Objectives
2 . 0 A G R I C U L T U R A L I N T E N T
2.1 Objecti ve
2.1.1 Manx Beef intends to create a world-class beef farm at Bibaloe Moar that shall supply superior beef products directly to the restaurant market.
2.1.2 Initi ally Manx Beef intends to identi fy animals that have superior geneti cs and start Bibaloe Farm with world-class proprietary herds – with breeds such as Aberdeen Angus
thereaft er they shall apply leading technology and capabiliti es in breeding and nutriti on derived from Manx Beef’s own research to further improve them.
2.1.3 The catt le shall be reared on the land uti lising a rotati onal grazing farming method. The benefi ts associated with rotati onal grazing are as follows:
• increases the quanti ty of forage, as plants grow more quickly when they’re rested aft er grazing
• improves soil health, as plant roots grow bigger and increase soil organic matter
• improves soil ferti lity, as livestock spread manure across the whole fi eld as they move between paddocks
• reduces the need for arti fi cial ferti liser
• reduces the risk of ferti liser runoff into water bodies, which damages habitats and water quality
2.1.4 There is intended to be a scienti fi c research element on the farm to support selecti ve and improved breeding of the catt le to develop desirable characteristi cs such as feed effi ciency, disease resistance, growth rate, protein and fat content, and ferti lity. This shall be supported with scienti fi c led producti on of grass types for opti mum nutriti onal gains and fl avour enhancements.
2.1.5 The intent is that Bibloe Moar shall become the headquarters of this model farm venture as Manx Beef Limited is to acquire more land and farms both on the Isle of Man and UK and possibly further afi eld - to raise prize beef catt le via a rotati on farming method.
2.2 Market
2.2.1 UK beef exports are held in high regard; recent changes in export opportunitues....
• "Briti sh beef is leading the charge in red meat exports in 2024, with both EU and non-EU markets playing crucial roles in its success. While challenges remain in other sectors, the outlook for UK red meat exports remains positi ve as global demand for high-quality meat products grows" meatborsa.com/resources/en/blog/briti sh-beef-exports-in-2024
• "Thanks to an “unparalleled” rain-fed pasture system and nutrient-rich grass, UK beef
exports are perceived globally as premium meat products"
• "America reopened the import of UK beef in 2020 aft er being banned for over 20 years following the outbreak of BSE opening a predicted £66m market for the UK over fi ve years". www.bbc.co.uk/news/business-54347426
• The recovery of the UK export trade with the EU post Brexit has seen beef market rapidly increase, along with Japanese markets which saw an 68% rise in value in 2022
2.2.2 Manx reared grass-fed beef is arguably already superior to much available in the UK due to the inherent benefi ts the climate has on the pasture. Manx Beef wishes to build on this foundati on to create an excepti onal beef product that is specifi cally targeted to the high end restaurant global market.
2.3 Trade
2.3.1 Manx Beef intend to supply their exclusive product directly to restaurant kitchens who take pride in where the meat is sourced from and how it is raised, just as much as the flavour.
• "Chefs and restaurateurs can have a significant impact on the beef industry’s success. Those who choose beef can develop new beef recipes that support beef demand, and they often act as beef advocates and representatives. They’re committed to delivering the high-quality beef their customers love – that’s why it’s essential they’re educated and confident in today’s beef production practices."
2.3.2 In order to foster connections and build relationships within the restaurant industry a development and presentation kitchen shall form a large part of the farmstead as described herein. Where possible this is proposed to be within the existing building fabric.
2.4 Size & Management
2.4.1 The land holding of Bibaloe Farm extends to 161 acres, comprising a number of existing fields, with the farmstead positioned centrally.
2.4.2 As per the rotational grazing methodology illustrated opposite, the existing field shall be divided into paddocks for grazing with some of the land being retained for the growing of hay.
2.4.3 Whilst the stock shall be on a rotational grazing system - and therefore intended to be outside for the majority of time - a number of buildings are required for associated feed and machinery storage, welfare facilities, machinery maintenance and such like as typically associated with a farm along with the more specialised proposed scientific research facilities, development kitchen and product presentation
3.1.1 The diagram opposite illustrates intended use of the existi ng fi eld designati on surrounding the farmstead, namely grazing paddocks and hay growing.
3.2 ZONE 1: 39 acres retained for hay growing
3.2.1 Last year, all of the landholding of the farm has been baled yielding circa 8 bales per acre. These bales were a combinati on of square bales 80cm x 70cm x 1.5m for ease of handling and larger round bales, circa 1.25m diameter.
3.2.2 These bales have been plasti c wrapped and stacked due to the lack of undercover storage currently available on the farm.
3.2.3 This zone shall be retained for the growing and creati on of hay yielding 390 bales per cut. Two cuts per year shall be targeted. If achieved, 780 bales shall need to be stored each year.
3.2.4 A building to accommodate the dry storing of the bales to eliminate the use of plasti c will be the subject of a future planning applicati on.
3.3 ZONE 2, 3 & 4: 101 acres available for rotati onal grazing
3.3.1 These Zones shall be set up for a rotati onal grazing system. This allows livestock to graze on designated pastures while giving other areas ti me to recover as the seasons, weather and/or land conditi ons determine.
3.3.2 On average, each of these Zones comprises 34 acres meaning each zone shall be able to provide for 40 cows and 40 calves.
3.3.3 Subject to the topography, each Zone in turn shall be divided into approximately six paddocks. The pasture growth rates shall be monitored and the paddocks and/or rotati ons adjusted accordingly, but typically the catt le shall be moved every three days.
3.4 ZONE 5 & 6: segregati on
3.4.1 Zone E is to be retained for any animal that requires isolati on as this fi eld is adjacent to, and over looked by, the intended 'stock-mans' cott age.
3.4.2 Zone F is for the segregati on possible on site bull(s) as required, with appropriate segregati on.
3.5 Other
3.5.1 The remaining peripheral area of land are to be retained as woodland and shrubbery and enhanced where viable to encourage and support biodiversity on the farm.
3.5.2 The existi ng hedgerows, banks and the woodland to the south-west corner of the landholding, and along the southern boundary, are to be retained and managed as a positi ve contributi on to the biodiversity of the farm. The intended rotati onal grazing system as described herein shall provide opportunity for pollinati ng insects in the rested paddocks.
13 Acres
13 Acres
13 Acres
13 Acres
13 Acres
13 Acres
10 Acres
2
3
15 Acres
15 Acres
5 Acres
6
5
3 Acres
3 Acres
3 Acres
3 Acres
15 Acres
15 Acres
4
21 Acres
X Zones Hay Rotati onal grazing
Segregati on
Intended Land Use
243 Bibaloe Moar Farm Commentary on Intended Use 243/X/PN/250421
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B
Large machinery
Access to landholding
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Hardstanding
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C
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E
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F
FFL
FFL
Deliveries straight into store
Farmyard G
D
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4 . 0 B U I L D I N G U S E S
4.1 General
4.1.1 As menti oned, and as identi fi ed in the current planning applicati on, Manx Beef has already undertaken works on the existi ng farm buildings much of which comprises works to make buildings safe and/or usable and ti dying the external building fabric and farmyard.
4.1.2 It is noteworthy that where others may have made the decision to demolish and lose the derelict buildings, the applicant has pro-acti vely sought to re-stablish what was there, retaining and enhancing the traditi onal farm grouping in preparati on for the establishment of the farm.
4.1.3 The following identi fi es the current and/or intended use of the spaces noti ng that spaces such as the proposed development kitchen, potenti al scienti fi c research and offi ce spaces may require further statutory approvals ahead of implementati on.
4.2 Building B – works complete as approved, Ref: PA 22/01303/B
4.2.1 GROUND FLOOR
• Agricultural Storage _ Large scale machinery
• This building to be used for the storage, repair, and maintenance of large farm machinery such as tractors, baler and livestock trailer.
4.3 Building C (Cow Shed) – works complete, retrospecti ve approval sought
4.3.1 GROUND & FIRST FLOOR _ southern secti on
• Agricultural Accommodati on _ Modest living quarters for the intended stockman
• Due to the proximity of the intended isolati on paddock, this building was selected to provide living accommodati on for the intended stockman as the windows overlook the paddock.
• This residenti al accommodati on is for farmworkers only and is not intended as a separate dwelling.
4.3.2 GROUND FLOOR _ northern secti on
• Agricultural Storage _ Small agricultural and gardening equipment
4.3.3 This is for the storage of small scale vehicles and equipment such as quad bikes/ polaris & trailers, with small tool workshop and storage space also provided.
4.3.4 Lawnmowers and small gardening equipment is also intended to be stored here to service the main farmhouse and the raised vegetable beds.
4.4 Building D - external refurbishment complete, retrospecti ve approval sought
4.4.1 GROUND FLOOR
Agricultural Store / Workshop
machinery / equipment
Agricultural - intended growing house (not part of current applicati on) Agricultural Store - general Administrati ve - research / kitchen / head offi ce Building Use Zone _ Ground Floors Agricultural Accommodati on • Agricultural Accommodati on - welfare and meeti ng space
residenti al / welfare
4.4.2 Part of this fl oor is allocated to additi onal welfare faciliti es for the farm workers for use Agricultural - hospital pen throughout the day as well as storage of additi onal outer wear and/or safety clothing.
Site of future applicati ons
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Farm offi ce & welfare
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E
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FFL
FFL
G
C
D
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Agricultural Accommodati on - residenti al / welfare Storage (for the Farmhouse) Agricultural Store / Workshop - machinery / equipment Agricultural - intended growing house (not Administrati ve - research / kitchen / head offi ce part of current applicati on)
4.4.3 The remainder of the fl oor space shall be set up as a dedicated machinery workshop / garage for on-site maintenance and repair of all machinery and vehicles.
• Agricultural - hospital pen
4.4.4 This existi ng barn is intended to be uti lised as a 'hospital' pen enabling animals to be isolated as required (infecti on, illness) in a controllable environment which is easily cleaned and disinfected. This space will also be uti lised by on site / visiti ng veterinary staff .
4.4.5 FIRST FLOOR
• Agricultural Store - medicati on and veterinary supplies
4.4.6 Associated with the ground fl oor use, being separated and secured at fi rst fl oor level, perishable items such as vaccines and medicati ons that require specifi c temperature conditi ons to maintain their eff ecti veness shall be stored here, along with stock items that are required to be secured/locked away.
4.5 Building E - external refurbishment complete, retrospecti ve approval sought
4.5.1 GROUND FLOOR
• Administrati ve - Plant room to the rear; development kitchen & presentati on space
4.5.2 The existi ng electrical supply and distributi on boards for the grouping of buildings is located to the rear.
4.5.3 As menti oned, the testi ng of the fi nal product to inform producti on is a key element of Manx beef's objecti ve. Demonstrati ng and informing chefs and suppliers for the restaurant industry is key to promoti ng the product.
4.5.4 The kitchen shall be used for testi ng and development of how the product is cured, aged and ulti mately prepared as well as providing a space to educate chefs, and those involved in the procurement of supplies, as to how the catt le are reared, their lifecycle and the process involved in achieving the premium product.
4.5.5 Ancillary to this shall be spaces for slow aged curing and hanging, space for the creati on of a small number of meat products which may, in ti me, lead to the development of a farm shop.
4.5.6 FIRST FLOOR _ fi rst fl oor, northern
• Agricultural Accommodati on - Welfare Faciliti es
4.5.7 This space is uti lised as the day-to-day farm offi ce for daily record keeping, along with rest room faciliti es for the farm manager and/or intended stock-man, providing a small kitchenett e and abluti on faciliti es.
• Storage
4.5.8 The remainder of this fl oor is to be retained as general storage. The adjacent existi ng Farmhouse on the site does not have an atti c or garage for general storage and therefore this occupiers can uti lise this space.
Building Use Zone _ First Floors
4.6 Building F - external refurbishment complete, retrospective approval sought
4.6.1 GROUND FLOOR
• Agricultural
4.6.2 This building is currently unusable and currently has temporary supports in place. The intention is that it be replaced.
4.6.3 Since the applications for the retrospective works has been submitted, the design intent for this building to become a greenhouse to support the development of grass types has been developed. This shall form the basis of a separate planning application.
4.7 Building G - external refurbishment and new build complete, retrospective approval sought
4.7.1 GROUND FLOOR _ southern section
• Storage – grassland management machinery
4.7.2 The ground floor of this building provides storage for equipment such as manure spinners and grass harrowers' associated with grassland management, with access provided via large double doors.
4.7.3 GROUND FLOOR _ central section
• Agricultural Store
4.7.4 The large access doors off the farmyard shall enable easy delivery and moveability at ground floor of herbicide, insecticide, pesticides, grass seeds and such like.
4.7.5 GROUND FLOOR _ northern section
• Administrative - Scientific Research Store
4.7.6 As outline, Manx Beef intends to develop the quality of their beef through selective and controlled breeding supported by leading scientific research.
4.7.7 Manx Beef shall establish its own dedicated scientific team at the farm, with potential associated facilities, to continually research, develop and monitor the success of the pastures, including soil and grass analysis as well as targeted research into genetic development of the stock.
4.7.8 Laboratory space, refrigerated storage and security control secure storage shall be required.
4.7.9 FIRST FLOOR
• Administrative - Estate Office
4.7.10 This space shall provide open plan office accommodation for what is intended to be the headquarters for the business of Manx Beef. This shall be used as the estate office and general administration of the business including sales and marketing as well as providing additional space for research facilities, separate from the farm buildings, should they be required.
Aerial Image _ 2012
Large portal frame building to the south intact
4.8 Future Applications
4.8.1 As identified, following submission of the current application, the use for Building F has been refined in that the existing structure is proposed to be replaced by a glasshouse providing a controlled growing environment for grass samples.
4.8.2 An application for this is currently being compiled.
4.8.3 To enable the farm to successfully function an additional agricultural building shall be required to provide accommodation for the animals during calving and when weather conditions dictate that they can't be outside.
4.8.4 Furthermore, dry space to store the anticipated 780 bales as well as supplementary feed for the proposed 120 cattle shall be needed.
4.8.5 The existing stone buildings do not provide for this requirement in terms of scale or to meet current regulations. Accordingly a separate large scale agricultural building is intended to the south of the farmyard in the location of the previous barn that has been removed.
4.8.6 This structure shall also provide provision for a large solar panel array to serve the farmstead.
4.8.7 This shall be the subject of a separate application.
5 . 0 S U M M A R Y
5.1 Clarification
5.1.1 For the avoidance of doubt, the farm is intended to be retained for agricultural purposes. The works completed to date have allowed the farmstead to be made safe, tidied, and preserved whilst efforts have been focused on the surrounding land to ensure suitability ahead of the functionality of the existing buildings being fully finalised.
5.1.2 It is acknowledged that the way this business and farmstead is being established may not be typical, but Manx Beef is in a fortunate financial position to be able to gradually establish the capability of the land and tidy the existing farmstead for its intended purpose ahead of the farm needing to be operational and make profit.
5.2 Summation
5.2.1 Manx Beef is dedicated to create an exemplary beef farm in all aspects with clear objectives, management practices, sustainability goals and clear target market being established with the intent that these are continually monitored, evaluated and improved upon.
5.2.2 Manx Beef have already heavily invested in establishing the backbone of Bibaloe Moar Farm by improving the existing pasture and rejuvenating the existing building stock.
5.2.3 The works undertaken to date retain the traditional nature and appearance of the farmstead which shall form part of the development story for Manx Beef who intend to establish themselves as leading suppliers of exemplary beef products to the global market.
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Source & Provenance
Official reference
24/91016/B
Source authority
Isle of Man Government Planning & Building Control
