Alterations, erection of a facility for the rearing / husbandry of goats with associated dairy, butchery, cafe, farm shop and visitor centre along...

Why was this approved?

• Agricultural need justifying countryside exception
• Limited visual harm due to screening and design
• Highway safety improvements via amendments
• Farm diversification and local produce benefits
• Strict conditions limiting non-agricultural elements
• No significant neighbour amenity impact

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Decision & Reasoning

Policies Assessed (5)

Conditions (8)

1. 1

   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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

2. 2

   Parking and manoeuvring areas

   Prior to the building hereby approved coming into use, the parking and manoeuvring areas and new access / egress track shall be laid out as shown on approved Drawing 22 (date-stamped as having been received 26th June 2017), and retained as such thereafter. Reason: In the interest of ensuring sufficient parking and manoeuvring within the application site.

3. 3

   Site access improvements

   Prior to the commencement of the construction of the building hereby approved, the site access as approved to be amended shall be carried out as shown on approved Drawing 25 (date-stamped as having been received 26th June 2017), and retained as such thereafter. Reason: In the interest of ensuring sufficient parking and manoeuvring within the application site.

4. 4

   Uses tied to farm

   The farm shop and café and butchery and dairy hereby approved shall be for the benefit of High Tilt Farm only and shall not be run independently of the farm. Reason: To prevent the undesirable establishment of a more general retail use in this countryside location.

5. 5

   Retail/cafe area limited

   The L-shaped area of the farm shop / café shall be as shown on approved Drawing 20 (date-stamped as having been received 26th June 2017), unless otherwise agreed in advance in writing with the Department. Reason: To prevent the undesirable establishment of a more general retail use in this countryside location.

6. 6

   Local produce only

   The goods sold from the farm shop hereby approved shall be sourced from produce solely grown or produced on the Isle of Man and seafood products caught off the Isle of Man or processed here and ancillary and / or complementary items to the use of the building as a farm shop. Reason: The part of the building shown as farm shop shall not be used for any other purpose within Class 1 of Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification).

7. 7

   Footpath provision

   Prior to the building hereby approved coming into use, the footpath as shown on approved plans shall be provided. Reason: In the interests of pedestrian safety and promoting active travel.

8. 8

   Car parking retention

   The car parking as shown on the approved plans shall be solely for the purposes of accommodating staff and visitors to the centre. The spaces shall remain free from obstruction while the building hereby approved is in use. Reason: In the interests of highway safety.

Public Comments (4)

Consultation Responses

Highways Division initially deferred due to access and visibility concerns but later issued no objection subject to conditions on visibility splays, footpath, and parking; Michael Commissioners raised no objections in two responses.