1 July 2021 · Planning Committee
Field 324731, Ballavitchel Road, Crosby, Isle Of Man, IM4 2dl
The proposal is for a two-storey farm worker's dwelling with traditional Manx cottage styling, including a natural slate roof, painted render walls, white UPVC windows and doors, and a single-storey garage/utility extension, positioned 27m south of existing farm buildings on a flat, turfed field used for sheep grazing,…
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The principle of a farm worker's dwelling was accepted due to the prior Approval in Principle under PA 20/00056/A, which 'firmly establishes the acceptability' of development on the site.
Environment Policy 1
General presumption against development in countryside where protection is paramount. The officer assessed the proposal as acceptable given prior agricultural need approval and appropriate siting/scale within farm group.
Environment Policy 2
Protects Areas of High Landscape or Coastal Value (AHLV); development permitted if no harm to character or location essential. Site in AHLV but dwelling sited close to farm buildings, screened, and sympathetic in form, ensuring no harm.
Environment Policy 15
For agricultural buildings/dwellings, requires siting near existing groups, appropriate scale/form/materials sympathetic to landscape. Proposal sited near farm buildings, traditional design, screened, with no unacceptable impact.
General Policy 3
Permits essential agricultural housing outside zoned areas (cross-ref Housing Policies 7-10). Agricultural need justified by prior approval; proposal complies with functional siting and design requirements.
Housing Policy 7
New agricultural dwellings only in exceptional circumstances with real need demonstrated. Need accepted via prior Approval in Principle.
Housing Policy 9
Requires siting within/adjoining farm buildings, set back from highway, via existing access. Dwelling 27m from farm buildings, uses existing access, screened from road by sod banks.
Housing Policy 10
Design per Planning Circular 3/91 policies 1-7. Modern reflection of traditional Manx cottage form assessed as compliant.
Time limit
The development hereby approved must be commenced prior to 23rd March 2024. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and the approval in principle on which this application relies, and to avoid the accumulation of unimplemented planning approvals.
Access, visibility, parking and turning
The development hereby approved shall not be occupied until all access arrangements, including visibility, have been provided in accordance with drawing No. 21/3076/01 rev A received 7 June 2021. The parking and turning area shall not be used for any purpose other than the parking and turning of vehicles associated with the dwelling shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
No extensions or alterations
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.
no opposition subject to condition related to access arrangements including visibility
no objection to the application
no Flood Risk Management interest
Highway Services raised no objection (DNOC) to the reserved matters application subject to a condition on access arrangements per specific drawings and an advisory for a Section 109(A) Highway Agreement; Marown Parish Commissioners consistently stated no objection across multiple responses; Flood Risk Management Division confirmed no interest (NFRMI).
Highway Services Division
Conditional No ObjectionThe plans submitted have provided a visibility splay up to 2.4m x 49m, which is suitable for speeds up to approximately 35mph. This is more than adequate visibility; The proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services raise no objection to the proposal subject to the condition for all access arrangements, including visibility, to accord to drawing No. 21/3076/01; Recommendation: DNOC
Conditions requested: all access arrangements, including visibility, to accord to drawing No. 21/3076/01
Highway Services Division
Conditional No ObjectionThe visibility provided from the existing track onto Ballavitchel Road is similar to that provided from the previous proposed access, and is acceptable; to prevent loose material from being brought onto the highway, the existing track will need to be made of a bound, solid material; The proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services raise no objection to the proposal subject to the condition for all access arrangements, including visibility, to accord to drawing No. 21/3076/01 A; Recommendation: DNOC
Conditions requested: all access arrangements, including visibility, to accord to drawing No. 21/3076/01 A
Marown Parish Commissioners
No ObjectionThe Commissioners have NO OBJECTION to the following applications: - 21/00173 – Farm Workers Dwelling at Field 234731 Ballavitchell Road, Crosby
Marown Parish Commissioners
No ObjectionThe Commissioners have NO OBJECTION to the following applications: - 21/00173 – Farm-worker's Dwelling at Field 32473 Ballavitchel Road, Crosby
Marown Parish Commissioners
No CommentTheir next meeting is scheduled to take place on Wednesday, July 21st, 2021 and it would be helpful therefore if consideration by the Planning Office could be deferred until after the end of the following week
Marown Parish Commissioners
No ObjectionThe Commissioners have NO OBJECTION to the following applications: - 21/00173 – Agricultural Worker Dwelling, Ballavitcher Road, Crosby (amended)
Department of Infrastructure Flood Risk Management Division
No ObjectionNFRMI; No Flood Risk Management interest
