10 June 2019 · Planning Committee
Ballacoar Farm, Ballagawne Road, Baldrine, Isle Of Man, IM4 6ej
The proposal seeks permission for the additional use of a redundant agricultural shed (previously for pig feed milling) and adjacent open storage area within a 521-acre working farm for storing and distributing agricultural supplies like fencing, posts, gates, and water troughs.
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The officer recognised a general presumption against development in unzoned countryside under General Policy 3 but found the proposal acceptable under GP3(c) as it reuses a redundant building (no long…
General Policy 3
Restricts development outside zoned areas except specific cases including reuse of redundant buildings on previously developed land (GP3(c)). Officer found the shed redundant post-pig farming cessation and use acceptable as small-scale storage ancillary to agriculture within existing farm buildings, despite not qualifying under historic value (GP3(b)).
Environment Policy 1
Protects countryside unless overriding national need. No overriding need required as proposal reuses existing building with no adverse countryside impact.
Environment Policy 2
Protects Areas of High Landscape Value. No harm to landscape character as no external changes proposed.
Environment Policy 16
Allows reuse of rural buildings for small-scale commercial if redundant, no extension needed, minimal traffic, and no harm to settlements. Building redundant (no pigs), no alterations, no customer traffic, agricultural supplies serve rural economy without dispersal issues.
Spatial Policy 5
Directs development to settlements, countryside only per GP3. Acceptable via GP3 exception for farm-related reuse.
Use limited to outlined area
The agricultural supplies use hereby approved shall be limited only to within the area outlined in red on the site plan (scale 1:1250) date stamped as received on 13th March 2019. Reason: To prevent an escalation and expansion of the use from a secondary one to primary, and to ensure that the farm itself remain the primary use.
No customers on site
No customers shall be sold to or accommodated on site for the purposes of acquisition of agricultural supplies at any time. Reason: To reduce the risk of excess traffic demand on the local highways in the area, and impacts on highway safety, and to reduce the biosecurity risk of frequent visitors to the site.
Use tied to main farm
The additional use approved shall remain connected with the main farm in that it shall only be owned and operated alongside the wider farm. Reason: To ensure that segregation of the commercial site from the wider farm does not occur.
no objections
Garff Commissioners raised no objections. DEFA Animal Health raised biosecurity concerns and recommended specific conditions. Sadler Agricultural Supplies Limited objected due to unfair competition and rural location issues.
Key concern: biosecurity risks from mixing agricultural supplies business with livestock farm operations
Garff Commissioners
No ObjectionThere were no objections to these proposals.
DEFA Animal Health
Conditional No ObjectionSuch risks may be mitigated by the use of appropriate biosecurity measures.; If planning permission is to be granted I would therefore ask that consideration is given to stipulating some general conditions to help ensure appropriate biosecurity.
Conditions requested: The agricultural supplies business is conducted on an area that is clearly physically separated from the livestock farm; Any buildings used for the business should be dedicated to this purpose and not used for livestock purposes; Any buildings used for the business should have a dedicated (not shared) vehicular access route separate from the livestock farm and likewise a dedicated parking area if customer parking is required
Sadler Agricultural Supplies Limited
ObjectionWe feel this development would create unfair competition and on a completely unlevel playing field.; This proposed (existing enterprise) surely compromises bio-security with no separate entrance for farming operations and the proposed development.; We do not feel that planning laws should encourage such developments in a rural area such as this.; This development, if approved, would create a strong president for other developments.
