23 March 2020 · Planning Committee
Field 324731, Ballavitchel Road, Crosby, Isle Of Man, IM4 2dl
The proposal seeks approval in principle for erecting a new dwelling on field 324731, part of Ballaharry Farm, to house a farm worker needed for managing 1300 breeding ewes, 19 suckler cows, and associated livestock operations across 2080 acres.
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The officer assessed whether the dwelling was justified in agricultural terms and if it would cause unacceptable environmental impact, particularly on landscape and highway safety.
Environment Policy 1
General presumption against development in countryside where protection is paramount. The officer applied this alongside other policies, finding the agricultural exception outweighed the restriction due to proven need.
Environment Policy 2
Protects Areas of High Landscape or Coastal Value (AHLV); development permitted if it does not harm landscape character or location is essential. Site in AHLV; officer found proposal acceptable due to screening, landscaping, proximity to farm buildings, and fitting residential cluster, with limited visibility from road.
Environment Policy 15
Permits agricultural dwellings if need outweighs countryside policy, sited close to existing groups, appropriate scale/form, sympathetic to landscape. Proposal sited south of farm buildings via existing access; landscaping to enhance; seen with modern farm buildings.
General Policy 3
Permits development outside zoned areas for essential agricultural worker housing (referencing Housing Policies 7-10). Exception applied due to functional need for on-site presence.
Housing Policy 7
New agricultural dwellings only in exceptional circumstances with real need demonstrated. Officer confirmed need through farm scale, labour units, stock management requirements, and lack of affordable local options.
Time limit for commencement
The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters.
Reserved matters submission deadline
Application for approval of the reserved matters shall be made to the Department before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved.
Approval of reserved matters
Approval of the details of siting, design, external appearance of the building[s], internal layout, Drainage, Means of Access, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced.
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.
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 4 above, it must be demolished and the ground returned to part of the surrounding fields.
Landscaping implementation and maintenance
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Highway visibility splays
The reserved matters application must include full details of highway visibility splays of 2.4m x 25m in each direction which must be provided and maintained for the duration of the development. The visibility splays are measured from a point 2.4m back from the edge of carriageway on the centre line of the access to a point 25m on the nearside edge of the carriageway. No obstructions greater than 0.9m above the carriageway level should be present in the visibility splays.
Driveway surfacing
Prior to occupation of the development any driveway shall be surfaced in bound and stable material over a minimum distance of 5.0m back from the highway boundary.
no objection to the application
Highways initially objected due to lack of access details but later provided conditional no objection with specific visibility splay and surfacing requirements; Marown Parish Commissioners raised no objection.
Key concern: visibility splay to the north would extend outside the ‘red line’ boundary
Highway Services Division
ObjectionUntil further detail is provided showing the access arrangements on a scaled plan, I am unable to make any further comments.; Refusal is therefore recommended based on a lack of information.
Highway Services Division
Conditional No ObjectionAn initial consultation response was provided by Highway Services on 12th March 2020 that stated an objection in relation to lack of detail for the highway access.; Recommendation: DNOC
Conditions requested: Prior to occupation of the dwelling, highway visibility splays of 2.4m x 25m in each direction must be provided and maintained for the duration of the development. The visibility splays are measured from a point 2.4m back from the edge of carriageway on the centre line of the access to a point 25m on the nearside edge of the carriageway. No obstructions greater than 0.9m above the carriageway level should be present in the visibility splays.; Prior to occupation of the development the driveway shall be surfaced in bound and stable material over a minimum distance of 5.0m back from the highway boundary.
Marown Parish Commissioners
No ObjectionThe Commissioners have no additional comment on those matters involving additional information and no objection to the new matters being approved; 20/00056 – Principle for farm-worker's dwelling at Field 324731; Ballavithcell Road, Crosby
