16 July 2019 · Planning Committee
Ballamenagh Beg, Jurby Road, Sandygate, Ramsey, Isle Of Man, IM7 3ag
The proposal seeks retrospective permission for an extension to an existing unapproved farm shop, plus a new shed and converted shipping container, all on a small 150m² parcel of rural land adjacent to Brook House and a farm access on Ballamenagh Road.
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The officer acknowledged the site is on unzoned 'White Land' in the countryside, where General Policy 3 and Environment Policy 1 presume against development except in specified exceptions, none of whi…
General Policy 3
Prohibits development outside zoned areas except specific exceptions like agricultural buildings or reuse of rural structures. Proposal does not fit exceptions but approved exceptionally due to small scale and rural benefit.
Environment Policy 1
Protects countryside from adverse development unless overriding national need. Officer noted non-conformance but scale too small to warrant refusal.
Environment Policy 15
Allows agricultural buildings if sited near groups, appropriate scale and sympathetic to landscape. Small sheds near farm access considered sympathetic despite rural location.
Environment Policy 16
Permits reuse of existing rural buildings for new uses if structurally sound and no extension needed. Proposal uses new buildings, so does not meet tests, but exception made for scale.
Environment Policy 17
For market garden facilities; selling non-site produce requires retail policies. Not all goods from adjacent farm, so policy not met.
Business Policy 10
Retail only in town centres except specified cases. Small farm shop scale not seen as harming centres.
Transport Policy 7
Requires parking per standards. No specific standards for this use; highways had no objection.
Goods restriction
The goods sold from the farm shop hereby approved shall be sourced from produce solely grown or produced on the Isle of Man and seafood products caught off the Isle of Man or processed here and ancillary and complementary items to the use of the building as a farm shop. Reason: the part of the building shown as farm shop shall not be used for any other purpose within Class 1 of Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification).
Fixed shop area
The area of the farm shop shall be as shown on the approved Site Plan Drawing date-stamped as having been received 12th May 2019, unless otherwise agreed in advance in writing with the Department. Reason: to prevent the establishment of a more general retail use in this countryside location or an unsustainable expansion of the use.
Removal if use ceases
If no longer required for use as a farm shop, the three building structures shown on the approved site plan shall be removed from the site and the ground restored to its original condition within 6 months of cessation of the use. Reason: To ensure that redundant buildings do not remain in the rural area of the site.
no objection on the basis that whilst there may be some increase in parking demand, the farm shop is considered far enough off the main road so as not to have a detrimental impact on highway safety
no objections
Manx Utilities objected due to a high voltage overhead line near the proposed structures; Jurby Parish Commissioners and Highways had no objections.
Key concern: high voltage overhead line in the area of the proposed extension, shed and container
Manx Utilities
ObjectionManx Utilities object to this planning application as there is a high voltage overhead line in the area of the proposed extension, shed and container.; For full assistance please contact our Overhead Line Engineer... to discuss working practices around overhead lines which may be required to be diverted before any work can be carried out on site.; Please contact the Manx Utilities for Electrical Site Safety 5 documents... before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6.
Jurby Parish Commissioners
No ObjectionJurby Parish Commissioners have now considered the above proposed development, and have no objections thereto.
Highway Services Division
No ObjectionWhilst there may be some increase in parking demand, the existing shop and proposed shed are considered to be far enough off the main road not to have any detrimental impact to highway safety.; The proposals are considered acceptable.; There are no suggested conditions.; Recommendation: DNO
