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The site defined in blue represents the holding of Glashen Farm, a holding which stretches from the Castletown Road (A5) to the St. Mark's Road (A26) and as far into Ballasalla as Glashen Close where the original farmhouse and farm buildings are located. Glashen old Farmhouse is now Registered (RB 242). To the north the farm extends to Orrisdale farm, almost as far as the Orrisdale Road. The site defined in pink represents part of the field in the north eastern corner of the site opposite two modern properties on the eastern side of the Castletown Road. To the north is Portabello West, a separate dwelling not associated with Glashen Farm (although the applications for the re-building of this property were submitted by the same applicant as who applied for the new farmhouse and farmbuildings at Glashen Farm).
The site lies within an area designated on the 1982p as an Area of High Landscape or Coastal Value and Scenic Significance.
Planning permission was granted for the erection of the new farmhouse on site under PAs 97/0318 and 97/2104 and an extension to the barn was permitted under 97/02105 and a new entrance permitted under PA 97/1918.
Proposed now is the principle of a new farm dwelling to be erected opposite the two modern bungalows on the Castletown Road. A new, contrived access is also shown (although not within the site defined in pink) stretching from the farm entrance to the site. This access is parallel with the A5 and is around 200m in length.
Prior to the submission of the application, the applicant's agent sought advice from the Planning Office regarding the erection of a retiring farmer's dwelling in association with Glashen Farm. The applicant sought advice on six proposed sites for the dwelling, one of which was the one proposed in this application (site B). The advice provided in this respect was that "Site A, B, E and F would not comply with the Department's guidance which generally requires that the new property should be served by the main access to the farm and all of these sites would require a new access onto either the Castletown Road or the St. Mark's Road, neither of which is likely to be encouraged by the
Department of Transport. In addition, all of these sites are remote from the farm and could easily be sold off separately in the future" (letter dated 19th June, 2006).
The advice provided has largely been ignored save for the inclusion of a very long drive which links the dwelling with the farm entrance, albeit the top of the farm entrance. This can hardly be said to be "such that the dwelling would be within, or immediately adjoining the main group of farm buildings, well set back from any public highway or approached via the existing farm access" as is advocated in Planning Circular 3/88.
The letter of 19th June, 2006 also recommended that the applicant consult Planning Circular 3/88 in respect of the need for the dwelling and the provision of a full case, based on this Circular explaining how this dwelling is essential for the running of the farm and other relevant information. No such case has been provided. All that is said in support of the application is that the applicant and his wife are "considering" their retirement and wish to build a retirement dwelling on the farm. It goes on to mention the "new owner/tenant, who would reside in the new farmhouse". This would suggest that the new home is not required in the running of the farm at all and is simply a relatively cheap means of maintaining a home on the farm whilst the applicant retains the value of the farm through selling or renting it to another party who will farm it without their involvement.
This is not the reason that Planning Circular 3/88 makes provision for dwellings for retiring farmers. Paragraph 1 states that "A person who wishes to build a farm dwelling in a rural area must produce evidence to prove need sufficient to offset the general planning objections to such development. Unless real agricultural need can be established (which may include the need for a retirement home for a farmer), the normal planning considerations will prevail." This quite clearly explains that the new dwelling must be needed in association with the running of the farm, say, for example when the farmer is retiring from actively working on the farm and handing over to his son or daughter who will move into the farmhouse but where the farmer will still be involved and where he is not selling the farm.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Isle of Man Water Authority and Fire Prevention Officer represent statutory authorities, however, the points raised in correspondence relate to the provision of services and Building Control matters and not planning and as such should not be afforded party status in this instance.
The Society for the Preservation of the Manx Countryside and Environment is not directly affected by the proposal and should not be afforded party status in this case.
Recommended Decision: Refused
Date of Recommendation: 30.04.2007
C : Conditions for approval N : Notes attached to conditions
R : Reasons for refusal
R 1. There is no evidence provided in the application to justify an additional dwelling on this holding on the basis of agricultural need. Whilst the farmer may be considering retirement, it is clear that the farm will be tenanted out or sold and as such the retiring farmer is not required still to be involved in the running or the farm or to reside anywhere on or near to it.
R 2. Notwithstanding 1 above, the proposed siting is some distance from the farm buildings and whilst connected to the top of the farm lane by a long and very contrived access drive is not accepted as being part of the farm. As such the proposed siting fails to accord with the guidance of Planning Circular 3/88 and could easily be occupied or sold off separate from the farm, contrary to the provisions of the Circular and the Department's general policies on development in the countryside.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Refused Date : ...
Determining officer (delete as appropriate)
Signed : ... Anthony Holmes Senior Planning Officer
Signed : ... Michael Gallagher Director of Planning and Building Control
Signed : ... Sarah Corlett Senior Planning Officer
Signed : ... Jennifer Chance Development Control Manager
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