23 May 2025 · Committee
Croit Aust, Andreas Road, Aust, Ramsey, Isle Of Man, IM7 4ef
Permission was granted for the erection of an agricultural storage shed at Croit Aust, Andreas Road, Ramsey, Isle of Man, in the parish of Lezayre. The application was made by Mr and Mrs Claire and Philip Pullen and decided by committee on 23 May 2025. The proposal was assessed as acceptable in terms of its agricultural purpose, siting, scale, and the extent of development. Officers concluded it would not harm the character of the site or the wider countryside setting. Approval was granted subject to seven conditions. There is some planning history at the site, with two earlier references on record.
The Department of Environment, Food and Agriculture approved the application on 23 May 2025. The proposal was considered acceptable in terms of its agricultural use, siting, scale, and form, and was found to have an acceptable impact on the character of the site and surrounding countryside.
SP5
Strategic Policy 5: New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies. 4.4 Economy 4.4.1 The Spatial Strategy identifies the Major Employment Areas around the Island. While the majority of business and employment is focused around the Douglas Metropolitan Area, there are other major employment areas at Castletown, the Airport/Freeport, Peel, Ramsey and Jurby. The Department considers the distribution of employment areas provides a spread of employment opportunities around the Island. While recognising the opportunities for small scale local employment within existing centres it is considered new employment should, in the main, be concentrated within existing settlements or those major employment areas referred to in the Island Spatial Strategy and illustrated on the Key Diagram. Existing Local and new Area Plans will provide detailed boundar ies for these areas. From time to time Government may judge it appropriate to offer financial incentives to encourage economic activity or investment in particular parts of the Island.
Environment Policy 1
Environment Policy 1: 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 o utweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative. 7.6 Landscape Assessment and Classification 7.6.1 The present system of landscape classification remains relevant and important. However, a review of the current landscape classification system is underway in the form of an Island wide landscape and coastal quality assessment. This will identify different categories of landscape and coastal importance in order for development to be managed effectively in these areas and appropriate protection policies to be formulated. This exercise will investigate the appropriateness of designating a 'coastal planning zone' which would extend both seaward and landward of the coastline depending on the ext ent of the mean low water mark in the case of the former and the extent of direct maritime -influenced and coast - related activities in the case of the latter. The landscape assessment will also include management guidelines with respect to development not only in the designated areas but in the wider countryside as well.
ENV2
Environment Policy 2: The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: (a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential. 7.7 Woodland 7.7.1 The Island has a number of small woodlands in both private and public ownership, both of which are important for the appearance and visual amenity of the Island's countryside. Woodlands add variety to the landscape and are valued for their historical qualities and nature conservation interest. They should not be removed, damaged or fragmented and the Department will encourage additional broadleaf planting where appropriate. The 1982 Development Plan indicates areas of 'woodland' which are Registered and other areas deemed to be Registered, which gives them greater protection under planning legislation as well as the Tree Preservation Act 1993. Broadleaved woodlands can be damaged either directly or indirectly, and development close to woodlands will therefore be subject to the following policy.
Environment Policy 15
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 developme nt 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 d evelopments 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 t he 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 b orne in mind that many farming activities require buildings which are best sited, in landscape terms, close to existing building groups in the rural landscape.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
The building must be used only for agricultural/forestry purposes.
Condition 3
The agricultural/forestry building and hard surfacing hereby approved shall be removed and the ground restored to its former condition within 6 months in the event that they are no longer used or required for agricultural/forestry purposes.
Condition 4
No development shall take place until full details of soft landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include planting to the roadside boundary and should also include details of which species will be planted, number/density, what size the trees will be at date of planting, the approximate date when they are to be planted, and how they will be maintained until successfully established. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the hereby approved sheltered apartments, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Condition 5
No approval is given for the extension of the residential curtilage of Croit Aust, Andrea Road as approved under PA 17/00070/B (red line boundary of PA01 date stamped as having been received 23.01.17).
Condition 6
Prior to the first occupation of the development, hereby permitted, details of any permanent outdoor lighting to be installed, which shall incorporate a sensitive low level lighting plan, following best practise, as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 08/23 - Bats and Artificial Lighting (2023), shall be submitted to submitted to and approved in writing by DEFA Planning. The development shall be carried out in accordance with the approved details, which shall then be retained and maintained for the lifetime of the development.
Condition 7
Prior to the first occupation of the development, hereby permitted, details for the provision of a minimum number of 3 bird boxes for nesting birds to be installed within the wooded area between the dwelling and the site of the agricultural building, shall be submitted to submitted to and approved in writing by DEFA Planning. The development shall be carried out in accordance with the approved details. The bird boxes shall then be retained and maintained for the lifetime of the development.