21 August 2012 · Planning Committee
Field 434756 (Formally 660), Ballamodha Straight, Ballamodha, Ballasalla, Isle Of Man, IM9 3ay
Mr Trevor Lee Glassey applied to erect an animal shelter measuring 9.2m by 9.1m and 5.7m high, finished in red brick to 2m and timber boarding above, in Field 434756 off Ballamodha Straight, separated from nearby homes Cooyrt Vane, Ballahaven and Fernlea by one field and from existing farm buildings by at least one fie…
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The Planning Committee determined the proposed animal shelter would be a new structure isolated from other farm buildings on the holding and at least one field away from existing non-agricultural buil…
General Policy 3
Prohibits development outside zoned areas except essential agricultural buildings. Officer assessed proposal as essential agriculture qualifying under exception (f), but Committee found isolated siting unacceptable without overriding countryside presumption.
Environment Policy 15
Requires agricultural buildings justified by need outweighing countryside restraint to be sited close to existing groups, appropriate in scale/form, with exceptional circumstances only for isolated locations; care near homes to avoid adverse impacts. Officer found need met, 70m from homes screened, but Committee ruled no exceptional justification for isolation at least one field distant, heightening nuisance risks.
Environment Policy 2
Safeguards 9m either side of overhead high tension cables. MEA noted 9m separation as shown complied; no objection if applicant consults.
do not object to the application
agricultural building justified and would aid development of the enterprise
Public representations strongly object to the proposed animal shelter due to visual impact, odour, drainage issues and amenity loss for nearby residents; DEFA agricultural advisors support the agricultural justification while Manx Electricity Authority raises utility safety concerns with no objection.
DEFA Agriculture Division - Chris Kneale
SupportIn conclusion to these comments, the erection of an agricultural building appears to be justified—would aid the development of the agricultural enterprise.
DEFA Veterinary - Richard Ashworth
Conditional No ObjectionThe isolation buildings can be situated on the same premises. Usually, a separation of 6 metres is advised.; whether the new building could be located in the northern field where there are already agricultural buildings and where the visual impact would be less than as proposed. Yes.
Conditions requested: separation of 6 metres; Secure to prevent escape or entrance of livestock, and with adequate provision for food & water; Construction should be such as to allow efficient cleansing and disinfection (ie power washing)
Manx Electricity Authority
No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in your Planning Application.
Conditions requested: applicant must contact the Authority; Contact our Network Operations Department, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site; Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site
The original application for erection of an animal shelter (9.1m x 9.2m x 5.7m high) in Field 434756, Ballamodha Straight, was refused by the Planning Authority for non-compliance with Environment Policy 15 due to the isolated location away from existing farm buildings and potential nuisance to nearby residents at Cooyrt Vane, Ballahaven and Fernlea. The appellant argued agricultural need for isolation facilities, supported by the Agricultural Advisor, and that the site was screened and not visible from most residences. The inspector acknowledged the agricultural need but found no justification for the free-standing location, concluding it would be visually intrusive in open countryside and risk unacceptable noise, odour and activity impacts on nearby homes. The Minister concurred with the inspector's recommendation to dismiss the appeal on 17 December 2012.
Precedent Value
Appeals for isolated agricultural buildings require robust evidence of why existing farmsteads cannot accommodate, beyond access issues; visual clustering and amenity safeguards under EP15 strictly enforced even with proven need. Applicants should prioritise modifications at established yards before seeking greenfield sites.
Inspector: Alan Langton
