19 November 2019 · Planning Committee
Field 425318, Main Road, Ballabeg, Castletown, Isle Of Man, IM9 4eh
The proposal seeks approval in principle for a new dwelling approximately 40m west of existing farm buildings at Friary Farm, plus a new access 200m south of the main farm entrance off the A7, involving hedge lowering for visibility and a hardcore track.
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The officer assessed that a 'real agricultural need' exists under Housing Policy 7, as the 330-acre farm finishing prime beef cattle (250 head, 85 ewes) requires 1.88 labour units currently supplied b…
General Policy 3
Prohibits development outside zoned areas except essential agricultural housing (cross-ref Housing Policies 7-10). Officer found exception met due to proven need outweighing countryside protection.
Environment Policy 15
Allows farm dwellings if need outweighs countryside policy, sited near building groups, sympathetic scale/form/landscaping. Proposal 40m from buildings, landscaping conditioned to mitigate visibility from A7.
Housing Policy 7
New agricultural dwellings only in exceptional circumstances with real need demonstrated. Labour unit calculations (1.88 to 3.15), no local tied housing, succession imperative satisfied this strict test.
Housing Policy 8
Requires agricultural occupancy condition on approvals. Condition 5 imposed restricting to agricultural workers/dependants.
Housing Policy 9
Dwelling must adjoin farm group, set back from highway, use existing access. Site west of buildings, new access 200m south improves visibility, conditioned for splays/swept paths.
Environment Policy 1
Presumption against countryside development. Agricultural exception applied as need demonstrated.
Environment Policy 2
Countryside protection paramount. Balanced by policy-compliant farm housing.
Time limit for commencement
The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters.
Reserved matters application time limit
Application for approval of the reserved matters shall be made to the Department before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved.
Approval of reserved matters
Approval of the details of access including visibility splays, swept paths (to demonstrate that emerging vehicles can access the A7 safely) and surfacing, siting, design, external appearance of the building[s], internal layout, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced.
Access modifications
The modifications to the existing access, notably reducing the height of the gate pillars and hedge to no higher than 1m as measured above carriageway level, for 22m to the north west of the entrance and for 48m to the south east, must be implemented prior to the commencement of any construction works associated with this approval. The lowered hedging must be retained as such thereafter. The details of the access submitted in the reserved matters application must also demonstrate that vehicles can exit the site approaching the A7 perpendicular to the highway.
Agricultural occupancy restriction
The occupation of the dwelling hereby approved shall be limited to a person engaged or last engaged solely in agriculture on the Isle of Man, or a widow or widower of such a person, or any resident dependants.
Landscaping scheme
The reserved matters application must include full details of a landscaping scheme to establish the curtilage of the new dwelling. Such landscaping should also seek to mitigate the visual impact of the new dwelling and should incorporate hedging and planting as boundary features rather than walling and fencing.
Landscaping implementation and maintenance
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Dwelling removal if need ceases
Once constructed, if the dwelling is no longer required or occupied by persons engaged in agriculture, as required by condition 5 above, it must be demolished and the ground returned to part of the surrounding fields.
support the application
Highway Services Division recommends refusal due to inadequate visibility splays and substandard left turning manoeuvre posing road safety risks. Arbory Parish Commissioners support the application.
Key concern: inadequate visibility splays and substandard left turning manoeuvre detrimental to road safety
Highway Services Division
ObjectionManual for Manx Roads and Manual For Streets recommends visibility splays in the region of 43.0m in both directions based on a 30 mph speed limit. Therefore any development should provide visibility splays in the region 2.4m x 43.0m in each direction.; The intensification of traffic as a result of development where visibility to the left is below the required 43.0m together with a substandard left turning manoeuvre are considered to outweigh the benefits associated with the proposed improvements.; Recommendation: REFUSE
Arbory Parish Commissioners
Supportthe Commissioners considered and supported the following applications at this month's meeting.; 19/01077/B Field 425318 The Friary. Mr Cringle & Ms Bradshaw. Permission in principle for new agricultural dwelling.
