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
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
