17 September 2008 · Delegated
Ballagawne Farm, Ballagawne Road, Ballabeg, Castletown, Isle Of Man, IM9 4pd
The application sought permission for two agricultural buildings on a field of just under 2 acres on the western side of the B43 road near Ballabeg. The field is part of a larger holding of around 160 acres centred on Ballagawne Farmhouse, which has only two existing barns to service the whole unit. The site lies in undesignated countryside and alongside a covered reservoir and associated treatment works to the north-west. The main planning issue was whether the location of new agricultural buildings in the countryside was justified under Environment Policy 15, which generally discourages isolated rural buildings. The officer concluded that the proposed location was not truly isolated given its proximity to the reservoir, that closer positions were impractical due to an existing water main, and that buildings of the scale proposed were a reasonable operational requirement for a holding of this size.
The buildings were approved because the 160-acre farming unit had very limited existing storage and servicing infrastructure, making new agricultural buildings a reasonable operational need. The specific location was justified by the presence of the reservoir nearby and the impracticality of siting the buildings closer to the farmhouse due to an existing water main, satisfying the countryside policy test under Environment Policy 15.
Environment Policy 15
Whilst isolated buildings are generally not encouraged within the countryside, in accordance with 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.
Town and Country Planning (Development Procedure) Order 2005
considered "interested persons" and as such should be afforded party status
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
This permission relates to the erection of a two agricultural buildings as shown in drawings 1,2 and 3 and MG26184PL all received on 10th July, 2008.
Condition 3
The buildings must only be used for agricultural purposes.
