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The building group at Bishopscourt Farm consists of a farmhouse and both new and stone outbuildings. Bishopscourt Glen separates the building group from the agricultural land to the south which amounts in total to 496 acres. Mr Crowe has a milking herd of 60 cows, 30 suckler cows and 350 breeding ewes.
An agricultural worker's dwelling is proposed on one of two proposed sites outlined as A and B on the drawing. It would be occupied by Mr Crowe's son Richard who currently lives in Kirk Michael.
Whilst B is close to the Glen, in landscape terms, this would be a better position as the screening along the field boundary is substantial. There is already a field access to the field in respect of Site B.
The Chief Agricultural Adviser has stated that the labour on the farm us Mr and Mrs Crowe Senior, their son and an employed person who is nearing retirement.
He states that "the farm certainly justifies two full time staff along with seasonal help and a dwelling for Mr Crown Junior is justified on animal welfare, convenience and farm security.
Objection - Have no objection to the principle of a dwelling behind the farm but do object to the location as it is too close to Bishopscourt Glen. They noted that the dwelling would not generate any additional vehicles and that agricultural ties could easily be lifted. Mr Cannan - Letter of support Mrs Crowe responded to the Commissioners' concerns by saying that: The proposed site would allow safe access onto the highway (the existing access is extremely unsafe in my opinion). There would be additional vehicles using the access if a dwelling was built behind the existing buildings and do so would limit the future expansion of the farm. The two proposed sites would not be visible from the footpaths within the Glen.
Compliance with Planning Circular 3/89? Evidence has been submitted in respect of existing accommodation, details about who will occupy the dwelling and what role they will play in the operations of the farm.
In terms of siting, the dwelling would be close to the building group but would be physically separated by the Glen. There are two current access points to the farm buildings, one to the house which is unsafe and one to the farm yard which is only really suitable for farm vehicles. If this was upgraded, it is possible that this could provide access to a new farm dwelling behind the existing farm buildings but I acknowledge Mrs Crowe's point that such a siting may inhibit the development of the farm buildings in the future. Intensifying the use of either of these two access points is in itself inappropriate because of the speed of the traffic and blind bend to the north east.
Out of the two sites, Site B is preferred even though it is closer to the Glen. A bungalow sited beyond the overhang of the trees would not adversely affect the setting of the Glen. The existing lane and splay onto the road is in my opinion the safest in terms of visibility and the lane would avoid the need to create a new access road.
The only option, which has not been investigated, is the suitability of the existing stone outbuildings for conversion. They did appear however to be still in use and the access would not be as safe as the one proposed.
On balance, it is judged that there is agricultural need and the siting is acceptable given the access issues on site and that a modest bungalow could be designed and sited so that it would not affect the Glen or have a landscape impact from the road.
Recommended Decision : Permitted
Date of Recommendation :
C 1. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
The occupation of the proposed dwelling(s) must be limited to persons whose employment or latest employment is or was employed in agriculture in the Island and including also the dependants of such persons as aforesaid.
This approval relates to the drawings date stamped 31st March 2004 and allows in principle a dwelling to be erected in the vicinity of Site B as indicated on the site plan.
The dwelling must be in the form of a modest single storey dwelling with a natural slate roof, robust chimneys located at the gable walls, windows of vertical proportions set on concrete sub-cills, and walls finished in roughcast render or traditionally laid, Manx stone.
The reserved matters application must include a detailed landscape scheme including a drawing which accurately plots the position, number and canopy spread of any trees bounding the residential curtilage of the dwelling. No element of the dwelling or hard landscaping must encroach into the canopy spread of any trees.
The reserved matters application must define a residential curtilage of the site which is confined to the western corner of the field. Details of how vehicular access is to be retained to the rest of the field must also be shown.
Whilst the Planning Committee recognises that there is evidence to suggest that Bishopscourt farm can support two full-time agricultural workers, it is not persuaded that there is a need for an additional dwelling on the farm. The Planning Committee is required under Policy 2 of Planning Circular 3/88 'New Agricultural Dwellings', to consider whether the intended occupant of the proposed dwelling could conveniently live elsewhere rather than on the farm. In this case, it is judged that the applicant's son, who currently resides in Kirk Michael could continue to farm full-time at Bishopscourt from this location.
In any case, the Planning Committee judges that the proposed siting, both in respect of Site A and Site B would not be closely integrated with the existing buildings at Bishopscourt which would be contrary to Planning Circular 3/88 Policy 3 which states that the proposed site should be a. such that the
dwelling would be within, or immediately adjoining the main group of farm buildings b. well set back from any public highway and c. approached via the existing farm access, wherever possible. The Planning Committee is not satisfied that the existing farm yard access has been fully investigated for its potential to provide access to a new dwelling to the east of the existing building group.
R 3. In the absence of evidence to suggest that all of the existing stone outbuildings are currently in agricultural use, the Planning Committee judges that consideration should be given to the conversion of part or all of one of these buildings as an alternative to the construction of a completely new dwelling. This approach would be in accordance with Policy 4 set out within Planning Circular 3/88.
Decision Made : ______________________________ Committee Meeting Date : ______________________________ dereprec.doc
Mention to Recommendation Please note change ☑
| Application No. : | | | :-- | :-- | | Applicant : | Mr F K Crowe | | Proposal : | Approval in principle for the erection of an agricultural workers dwelling on one <br> of two sites, | | Site Address : | Field 230211 (County Series 211), And Field Adjacent To Glen (County Series <br> 213), Bishops Court Farm 4300 Bishopscourt Kirk Michael |
Case Officer : Diane Robinson Photo Taken : Site Visit : Expected Decision Level : Committee Decision
We have received 1 private representations for this application.
Consultee : Highways Division Notes: no adverse traffic impacts subject to conditions
Consultee : Michael Commissioners Notes: objections, see comments
The building group at Bishopscourt Farm consists of a farmhouse and both new and stone outbuildings. Bishopscourt Glen separates the building group from the agricultural land to the south which amounts in total to 496 acres. Mr Crowe has a milking herd of 60 cows, 30 suckler cows and 350 breeding ewes.
An agricultural worker's dwelling is proposed on one of two proposed sites outlined as A and B on the drawing. It would be occupied by Mr Crowe's son Richard who currently lives in Kirk Michael.
Whilst B is close to the Glen, in landscape terms, this would be a better position as the screening along the field boundary is substantial. There is already a field access to the field in respect of Site B.
The Chief Agricultural Adviser has stated that the labour on the farm us Mr and Mrs Crowe Senior, their son and an employed person who is nearing retirement.
He states that "the farm certainly justifies two full time staff along with seasonal help and a dwelling for Mr Crown Junior is justified on animal welfare, convenience and farm security.
Commissioners' Views
Objection - Have no objection to the principle of a dwelling behind the farm but do object to the location as it is too close to Bishopscourt Glen. They noted that the dwelling would not generate any additional vehicles and that agricultural ties could easily be lifted.
Mr Cannan - Letter of support
Mrs Crowe responded to the Commissioners' concerns by saying that:
The proposed site would allow safe access onto the highway (the existing access is extremely unsafe in my opinion).
There would be additional vehicles using the access if a dwelling was built behind the existing buildings and do so would limit the future expansion of the farm.
The two proposed sites would not be visible from the footpaths within the Glen.
Compliance with Planning Circular 3/89?
Evidence has been submitted in respect of existing accommodation, details about who will occupy the dwelling and what role they will play in the operations of the farm.
In terms of siting, the dwelling would be close to the building group but would be physically separated by the Glen. There are two current access points to the farm buildings, one to the house which is unsafe and one to the farm yard which is only really suitable for farm vehicles. If this was upgraded, it is possible that this could provide access to a new farm dwelling behind the existing farm buildings but I acknowledge Mrs Crowe's point that such a siting may inhibit the development of the farm buildings in the future. Intensifying the use of either of these two access points is in itself inappropriate because of the speed of the traffic and blind bend to the north east.
Out of the two sites, Site B is preferred even though it is closer to the Glen. A bungalow sited beyond the overhang of the trees would not adversely affect the setting of the Glen. The existing lane and splay onto the road is in my opinion the safest in terms of visibility and the lane would avoid the need to create a new access road.
The only option, which has not been investigated, is the suitability of the existing stone outbuildings for conversion. They did appear however to be still in use and the access would not be as safe as the one proposed.
On balance, it is judged that there is agricultural need and the siting is acceptable given the access issues on site and that a modest bungalow could be designed and sited so that it would not affect the Glen or have a landscape impact from the road.
Recommendation
Recommended Decision : Permitted
Date of Recommendation :
This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
The occupation of the proposed dwelling(s) must be limited to persons whose employment or latest employment is or was employed in agriculture in the Island and including also the dependants of such persons as aforesaid.
This approval relates to the drawings date stamped 31st March 2004 and allows in principle a dwellig to be erected in the vicinity of Site B as indicated on the site plan.
The dwelling must be in the form of a modest single storey dwelling with a natural slate roof, robust chimneys located at the gable walls, windows of vertical proportions set on concret sub-cills, and walls finished in roughcast render or traditionally laid, Manx stone.
The reserved matters application must include a detailed landscape scheme including a drawing which accurately plots the position, number and canopy spread of any trees bounding the residential curtilage of the dwelling. No element of the dwelling or hard landscaping must encroach into the canopy spread of any trees.
The reserved matters application must define a residential curtilage of the site which is confined to the western corner of the field. Details of how vehcular access is to be retained to the rest of the field must also be shown.
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