12/00145/ARefused

3 April 2012 · Planning Committee

Approval in principle for erection of a farm worker's dwelling

Field 432558, Douglas Road, Ballasalla, Isle Of Man, IM9 3ad

Received31 Jan 2012

Validated7 Feb 2012

Committee2 Apr 2012

Decided3 Apr 2012

2 months

Received31 Jan 2012

Validated7 Feb 2012

Committee2 Apr 2012

Decided3 Apr 2012

2 months

Why was this refused?

Siting not adjoining farm buildings or using existing access
Unbuilt approved second dwelling undermines need for third
Isolated countryside development contrary to ENV1/ENV2
Insufficient highway visibility splay evidence
High Landscape Value designation
Planning history of refusals on site

The application sought approval in principle to erect a farm worker's dwelling on a 0.4ha field alongside a farm lane off the A5 Douglas Road, north-east of Ballasalla. The site slopes gently away from the road and is separated from main farm buildings by distance and a gas pipeline.

Refusal Reasons

✗Housing Policy 7 requires that where agricultural justification is provided for a new dwelling, it must be within or immediately adjoining the main group of farm buildings or a group of farm buildings associated with that farm, well set back from any public highway and approached via the existing farm access. The proposed dwelling will comply with none of these requirements and would appear as an isolated new dwelling in the countryside.
✗Whilst there is support for the application from the Agricultural Adviser of DEFA, there is in place provision for an additional dwelling on the farm which has not yet been implemented, despite planning permission having been granted in 2009 (PA 00578). As such, the need for effectively what would be a third dwelling on this farm, when the second dwelling has not been provided, is not considered sufficient to offset the general presumption against development in the countryside.
✗There is insufficient information contained within the application to demonstrate that the visibility splays or 2m by 160m as required by the Highways Authority can be provided and maintained on land owned and/or controlled by the applicant.

Documents (5)

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Decision & Reasoning

Refused3 April 2012

The proposal failed Housing Policy 9 as the dwelling was neither within nor immediately adjoining the main group of farm buildings, nor well set back from the public highway, nor approached via the ex…

Policies Assessed (5)

HP7

Housing Policy 7

New agricultural dwellings permitted only in exceptional circumstances where real agricultural need is demonstrated. Officer accepted DEFA's view of large full-time business (3.03 labour units, pedigree cattle needing observation) but insufficient due to unbuilt prior approval; need for third dwelling not enough to override countryside presumption.

HP9

Housing Policy 9

Requires agricultural dwelling sited within/immediately adjoining main farm buildings/group, well set back from highway, via existing farm access. Site remote (~200m via contrived lane), alongside A5 without direct access in red-line, risks severance; identical issue as prior refusals.

ENV1

Environment Policy 1

Protects countryside unless overriding national need with no alternative. High Landscape Value/Scenic Significance designation; isolated dwelling harms character, no overriding need found despite ag support.

ENV2

Environment Policy 2

In AHLV areas, landscape character protection paramount unless no harm or essential location. Proposal harms quality in incised slopes area per draft Southern Plan; nearby dwellings predate 2007 Strategic Plan.

GP3

General Policy 3

Exceptions to ENV1 include essential ag housing (HP7-10). Functional need assessed but siting/prioritisation failures prevent exception.

Public Comments (4)

SupportDEFA Agricultural Adviser (Chris Kneale)(statutory consultee)

The provision of a third dwelling to the farm business will allow the current farming operation to be passed on to the next generation, and aid the current business to continue at least at its current scale and level of production, and as such is agriculturally justified.

SupportManx Electricity Authority(statutory consultee)

Comments on existing and proposed electricity supplies; notes underground cables/overhead lines present, requires contact for safety and supply.

ObjectionMalew Parish Commissioners(parish)

ObjectionHighways and Traffic Division(statutory consultee)

Why was this refused?

Siting not adjoining farm buildings or using existing access

Unbuilt approved second dwelling undermines need for third

Isolated countryside development contrary to ENV1/ENV2

Insufficient highway visibility splay evidence

High Landscape Value designation

Planning history of refusals on site

Refusal Reasons

✗Housing Policy 7 requires that where agricultural justification is provided for a new dwelling, it must be within or immediately adjoining the main group of farm buildings or a group of farm buildings associated with that farm, well set back from any public highway and approached via the existing farm access. The proposed dwelling will comply with none of these requirements and would appear as an isolated new dwelling in the countryside.
✗Whilst there is support for the application from the Agricultural Adviser of DEFA, there is in place provision for an additional dwelling on the farm which has not yet been implemented, despite planning permission having been granted in 2009 (PA 00578). As such, the need for effectively what would be a third dwelling on this farm, when the second dwelling has not been provided, is not considered sufficient to offset the general presumption against development in the countryside.
✗There is insufficient information contained within the application to demonstrate that the visibility splays or 2m by 160m as required by the Highways Authority can be provided and maintained on land owned and/or controlled by the applicant.

Policies Assessed (5)