13 October 2008 · Committee
Field 432609, Douglas Road, Ballasalla, Isle Of Man, IM9 3ad
The application sought approval in principle to erect a new dwelling for an agricultural worker at Glashen Farm, a cattle farm on the western side of the A5 Douglas Road north of Ballasalla. The farm already has a farmhouse and two large agricultural buildings set below the main road, accessed via a farm lane, with further agricultural buildings under construction at the time of the application. The site lies within an Area of High Landscape or Coastal Value and Scenic Significance, meaning new development in the countryside faces a strong policy presumption against it under the Isle of Man Strategic Plan. The key planning issue was whether a genuine agricultural need justified an additional dwelling under policy HP7, which permits new agricultural dwellings only in exceptional circumstances. The Department of Agriculture, Fisheries and Forestry (DAFF) confirmed the dwelling was agriculturally justified, and a veterinary practice provided supporting evidence. The officer concluded that the cattle farming operation required more than three workers on site, making immediate access to additional help a practical necessity.
DAFF confirmed the dwelling was agriculturally justified for a cattle farm requiring over three workers, with the nature of the operation making on-site presence necessary. The siting alongside the existing farmhouse was accepted given that boggy ground made a closer position impracticable. The proposal was found to satisfy the relevant Strategic Plan policies, and the Planning Committee approved it in line with the officer's recommendation.
New agricultural dwellings will only be permitted in exceptional circumstances where real agricultural need is demonstrated
Housing Policy 7: New agricultural dwellings will only be permitted in exceptional circumstances where real agricultural need is demonstrated. 8.9.3 In judging whether the need is sufficient to over -ride other policies, particular regard will be had to:- (a) the previous or proposed severance of land and buildings; (b) the agricultural justification for sub-division of a farm; (c) the long -term viability of new or unproven agricultural enterprises such as small - holdings, market gardens, or horticulture; (d) the extent to which the applicant's employment in agriculture is only part-time; and (e) in the case of a retiring farmer, whether the proposal would result in vacation of an existing farm dwelling for agricultural use, and whether the applicant would continue to assist in the operation of the farm.
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
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
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.
Condition 2
This permission relates to the principle of the erection of a farm dwelling in the position shown by the red shaded area within the area edged red on the plans received on 8th August, 2008. No permission is granted to the use of the field edged red for residential purposes.
Condition 3
The dwelling must be single storey and designed in accordance with the principles of Planning Circular 3/91 - Design to Residential Development in the Countryside.
Condition 4
The dwelling may be occupied only by a person or persons engaged or last engaged solely in agriculture; or a widow or widower of such a person, or any resident dependants.
