10 June 2020 · Planning Committee
Borrane, Lhagg Road, Dalby, Isle Of Man, IM5 3bu
The proposal involves building a traditional-style single-storey cottage with pitched slate roof, central porch, three bedrooms, and associated parking on a 30m x 19-31m parcel of Borrane farm, justified by the need for the applicants' son Kieran to live on-site for full-time sheep farming operations on 451 acres.
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The officer assessed that despite the site's location in undesignated countryside with a presumption against development under Environment Policies (EP) 1 and 2, sufficient agricultural need justified…
Environment Policy 1
Protects countryside for its own sake; development not permitted unless overriding need. Officer found agricultural need outweighed this, with low visual impact due to hedging and proximity to existing buildings.
Environment Policy 2
Protects character/quality of landscape; location must be essential. Proposal's essential siting for farm operations and mitigation via screening deemed acceptable.
Environment Policy 4
Protects Island's ecology. Addressed via native planting condition and note on Wildlife Act for nesting birds.
Environment Policy 15
Requires agricultural dwellings close to building groups, sympathetic scale/design. Siting near farm access/buildings and cottage-style design complied.
General Policy 2
Considers visual impact, neighbours, ecology, highways. Acceptable after amendments for access/hedging.
General Policy 3
Presumes against non-zoned development except essential agricultural housing (HP7-10). Need justified exception.
Housing Policy 7
New agricultural dwellings only in exceptional circumstances with real need. Labour units (3.63), no alternatives, and succession planning met test.
Housing Policy 8
Requires agricultural occupancy condition where permitted. Applied to ensure tie to farm.
Housing Policy 9
Siting within/adjoining farm buildings, set back from highway, via existing access. Location on underused land near access complied.
Housing Policy 10
Design per Circular 3/91. Traditional features (pitched roof, porch, chimneys) emulated vernacular despite minor proportion deviations.
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.
Agricultural occupancy
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, or a widow or widower of such a person, or any resident dependants. 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.
Hedge infilling and maintenance
The proposed infilling of the gaps in the existing perimeter hedge must be planted at the latest, in the first planting season following the completion of the dwelling hereby approved and must comprise native species/species to continue those in the existing surrounding hedges. Any plants which die or are removed within the first five years of having been planted, must be replaced by plants of similar species and size. Reason: to ensure that the development has an acceptable visual and ecological impact on the environment.
Access improvements
Prior to the occupation of the dwelling hereby approved, the resurfacing of the first 5m of the existing access, the widening of the existing access lane and the cutting back of the vegetation at the entrance, both as indicated on plan 19/3001/03B must be undertaken in accordance with the approved plans. The re-surfacing must result in a bound surface such that no material is tracked onto the public highway. Reason: in the interests of highway safety.
no objection
does not oppose subject to conditions on access widening to 3.4m minimum, resurfacing first 5m, vegetation cutting for visibility; parking acceptable; suggests agricultural occupancy
support subject to siting not adversely affecting landscape and design blending with existing dwellings on Lhagg Road
Highways Division raised no objection subject to conditions on access widening, bicycle parking, EV charging points, and occupancy restriction. Ecosystem Policy Officer raised no objection but recommended an advisory note on nesting birds and a condition for a native species sod bank. Patrick Parish Commissioners raised no objection.
Key concern: potential for nesting birds in the vegetation which is to be removed
Department of Infrastructure Highways
Conditional No ObjectionThe proposal does not raise significant highway safety issues; Recommendation: DNOC
Conditions requested: Prior to commencement of use hereby permitted the access track shall be widened to minimum width of 3.4m between initial curve of the access track and the plot entrance; No works shall commence on site until a scheme for the parking of bicycles has been submitted to and approved in writing by the Planning Authority. The scheme shall be fully implemented before the development is first occupied and thereafter retained for this purpose; Prior to the commencement of construction works, details of EVCP’s shall be submitted to and approved in writing by the Planning Authority. The works shall be installed in accordance with the approved details prior to first occupation of the development and thereafter retained in accordance with the approved details; Occupancy restriction
DEFA Ecosystem Policy Officer
Conditional No ObjectionAll birds, their nests, eggs and young are protected by law (Wildlife Act 1990); Thorough checks for birds, their active nests and eggs should be undertaken prior to clearance of vegetation
Conditions requested: condition for the creation of a new sod bank along the southern boundary of the site which should be planted with Manx native species only
Patrick Parish Commissioners
No ObjectionNO OBJECTION would be made to... 20/00380 - Detached Agricultural Worker Dwelling at Borrane, Lhagg Road, Dalby
Patrick Parish Commissioners
No ObjectionNO FURTHER COMMENT on... 20/00380 - Agricultural Worker Dwelling at Borrane, Lhagg Road, Dalby Cons 5
