25 August 2023 · Planning Committee
Field 324731, Ballavitchel Road, Crosby, Isle Of Man, IM4 2dl
The proposal is for a single-storey dwelling of approximately 132sqm with a traditional Manx cottage design featuring white painted render, imitation slate roof, and gable-end chimney stacks, including 3 bedrooms, living/dining/kitchen, utility, bathroom, and other rooms.
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The essential need for an agricultural worker's dwelling was previously established and unchanged from prior approvals PA 20/00056/A and 21/00173/REM, justifying an exception to the general presumptio…
Spatial Policy 5
Presumes against development in non-designated countryside but allows exceptions for essential agricultural worker housing. Officer assessed the proven need from prior approvals as outweighing countryside protection.
General Policy 3
Prohibits development outside zoned areas except essential agricultural housing (f), with access/parking standards (h,i). Prior need established principle; access/turning conditioned to meet standards.
Environment Policy 1
Protects countryside unless overriding national need with no alternative. Agricultural need deemed overriding, single-storey design sited with farm group ensures no adverse countryside impact.
Environment Policy 2
Protects high landscape/coastal value areas unless no harm or essential location. Single-storey dwelling read in context of farm buildings with landscaping causes no harm to character.
Environment Policy 15
Allows agricultural buildings/dwellings near existing groups if sympathetic scale/form/materials. Dwelling sited close to farm buildings (27m south), traditional design appropriate to landscape.
Housing Policy 7
Permits new agricultural dwellings only in exceptional circumstances with real need demonstrated. Need proven via prior approvals.
Housing Policy 8
Restricts occupancy to agricultural workers/dependants. Condition imposed.
Housing Policy 9
Requires siting within/adjoining farm group, set back from highway, via existing access. Met by location 27m from buildings, using existing farm access, screened by hedges.
Housing Policy 10
Requires design per Planning Circular 3/91. Traditional cottage form with render/slate/chimneys complies.
Transport Policy 4
Concerns highway safety via access/parking. Existing access adequate visibility; details conditioned.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Access and highway details
The development hereby approved shall not be occupied until details of: highway visibility splays of 2.4m x 25m in each direction... widths of the accesses... surface material... size of the internal tarmac driveway... provision of bicycle storage... drainage details... have been submitted to and approved in writing by DEFA Planning. Thereafter, the development shall be carried out in accordance with the approved details and shall thereafter be permanently retained and maintained. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles and cycle parking in the interests of highway safety.
Agricultural occupancy restriction
The occupation of the dwelling hereby approved shall be limited to a person engaged or last engaged solely in agriculture on the Isle of Man, and any resident dependants or a widow or widower of such a person. Reason: The site is in an area where new dwellings are not normally approved except where an agricultural need has been established and accepted by the Department.
Demolition if agricultural need ceases
Once constructed, if the dwelling is no longer required or occupied by persons engaged in agriculture, in accordance with condition 3 above, it must be demolished and the ground returned to part of the surrounding fields. Reason: an exception to the general presumption against development is being made on the basis of agricultural need and should that need no longer be present, there is no justification for the dwelling and it should be removed.
Landscaping strategy
Prior to the first occupation of the development, hereby approved, a Landscaping Strategy shall be submitted to and approved in writing by the Local Planning Authority. The Landscaping Strategy shall include details of all planting and sowing... Heavy Standard Trees... Manx native species... planting season... 5 year replacement. Reason: The landscaping of the site is an integral part of the scheme and must be implemented as approved.
No extensions without approval
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012... no extension, enlargement or other alteration of the dwelling, hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.
No Objection
No objection subject to additional details on access widths, surfacing, driveway size, bicycle storage, and drainage (conditioned)
No objection but require demonstration of compliance with drainage guidance to prevent runoff (conditioned)
No objection, request landscaping condition for native trees to mitigate hedge loss and suggest wildlife enhancements like bat/bird bricks
No objection but note asbestos cement main and advise avoiding it with planting
Highway Services initially listed the application as DNO but later requested additional access and parking details; DEFA Biodiversity, Marown Parish Commissioners, and MUA raised no objections with minor recommendations; DOI Highways Drainage advised compliance with drainage requirements.
Key concern: Inadequate access and internal driveway details requiring additional information
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.
Highway Services
Conditional No ObjectionVisibility from the proposed access position is shown as 2.4m x 49m in both directions. This is more than sufficient visibility for the speeds and traffic flows along Ballavitchel Road which is narrow and winding.; Recommendation: Request additional information / revisions.
Conditions requested: Widths of the accesses off the Ballavitchel Road and into the dwelling driveway; Surface material used for the access off Ballavitchel Road (must be constructed of a bound and consolidated surface material for a minimum of 5m off the highway); Size of the internal tarmac driveway to ensure a minimum of two vehicular parking spaces can be accommodated; Provision of bicycle storage in a secure and covered area at a rate of one space per bedroom
DEFA Biodiversity
Conditional No ObjectionThe Ecosystem Policy Team have no objection to this application; Should the applicants wish to consider enhancements for wildlife on site, further native landscaping could be considered, as well as the erection of bat and bird bricks in the new dwelling.
Conditions requested: a condition is secured for the new landscaping, including the planting of 5 hawthorn and 4 birch trees, to be undertaken as shown on the site plan
Marown Parish Commissioners
No ObjectionThe Commissioners have NO OBJECTION to the following: 23/00367 – Agricultural Worker Dwelling at Field 324731, Ballavitchell Road, Crosby
MUA
No ObjectionPlease note there is a 2inch Asbestos Cement distribution main running across the field in the vacinity of the proposed planting.
Conditions requested: Please avoid this main when planting.
DOI Highway Drainage
No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.; Recommendation: Please be aware off and demonstrate compliance with the clauses above.
