2 November 2015 · Committee
Field 425058, Corlea Road, Ronague, Castletown, Isle Of Man, IM9 4hq
The proposal was for a new detached dwelling for an agricultural worker, with associated drainage, driveway and retaining wall, on a field east of the A27 near Ronague in the parish of Malew. The applicants argued the site was central to the farm, the only field with direct highway access east of the A27, and that it offered a view of and connection to the farm as a whole. However, the site sits within a sensitive rural landscape area where policies strongly presume against new countryside development. Environment Policy 15 of the Strategic Plan permits agricultural dwellings in the countryside only where the need is established and the dwelling is sited as close as practically possible to existing building groups. The committee refused the application in line with the officer recommendation, finding the siting failed to meet this policy test.
The application was refused by committee because the proposed dwelling was not sited as close as practically possible to the existing farm building group, as required by Environment Policy 15. The site's position close to the public highway in open countryside compounded the concern.
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.
Housing Policy 9
Housing Policy 9: 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. 8.9.6 The design of the building should also have regard to the various landscape policies, such as to preserve the character of the local landscape.
Housing Policy 8
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 resident 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. 8.9.5 If it is not possib le for the farm worker to live in the nearest village, the siting of the proposed dwelling should be selected having regard to the various landscape policies in Chapter 7. In particular, the dwelling should self-evidently form part of the farm group.
Housing Policy 10
Housing Policy 10: Where permission is granted for an agricultural dwelling, the dwelling should normally be designed in accordance with policies 1 - 7 of present Planning Circular 3/91 which will be revised and issued as a Planning Policy Statement. 8.10 Conversion of Rural Buildings to Dwellings 8.10.1 Throughout the countryside, there are examples of buildings which are no longer suitable or needed for their originally intended use, but which are of sufficient quality or interest to warrant retention and re-use. 8.10.2 Conversion of such buildings into dwellings can make a useful contribution to the housing stock, ensure retention of our built heritage, and improve the appearance of what might otherwise become derelict fabric. The following policy is therefore appropriate:
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 first occupation of the dwelling hereby approved shall be the applicants, Mr Maurice Coole and Mrs Pauline Coole, and thereafter shall be limited to a person engaged or last engaged solely in agriculture on the Isle of Man, or a widow or widower of such a person, or any resident dependants.
Condition 3
Before development starts, a plan showing the provision of visibility splays of 2.4 m being provided over land within the ownership of the applicant must be submitted to and approved in writing by the Department and implemented in accordance with the approved drawings. Nothing exceeding 1.05 m in height shall be planted or erected within the splays.
Condition 4
Before development starts, details of all boundary treatments and hard surfacing shall be submitted to and approved in writing by the Department. The boundary treatments and hard surfacing shall be provided in accordance with the approved details.
Condition 5
Before development starts, details of all external facing and roofing materials shall be submitted to and approved in writing by the Department. The development shall be carried out in accordance with the approved details.
Condition 6
Notwithstanding the provisions of the Town and Country (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) there shall be no extension to the dwelling, nor any sheds, outbuildings or means of enclosure erected within its curtilage without the prior written approval of the Department.
