21 February 2019 · Delegated - Principal Planner Sarah Corlett
Field 622432 (Formerly 2432) Adjacent To, Dhoon Loop Road, Dhoon, Ramsey, Isle Of Man, IM7 1hl
The application sought permission to build a multi-bay steel-framed agricultural barn with box profile sheeting in olive green, measuring 4.3m to eaves and 5.4m to ridge, on a 26-acre smallholding in open countryside.
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The officer concluded there was not an existing agricultural business on the smallholding sufficient to justify the steel frame building, as no stock was observed during the site visit, no business st…
General Policy 3
Requires development outside zoned areas only for essential agriculture/forestry etc. Officer assessed that no agricultural need was demonstrated to qualify as exception, failing the over-riding need test in countryside.
Environment Policy 2
Protects Areas of High Landscape or Coastal Value (AHLV); development permitted only if no harm to landscape character or location essential. Elevated steel barn would harm character as isolated incongruous feature not screenable; location not essential.
Environment Policy 15
Permits agricultural buildings if need outweighs countryside protection policy, sited near building groups, sympathetic to landscape. Failed on need, viability, siting (isolated/exposed), and landscape sympathy due to materials/form.
Environment Policy 1
Protects countryside unless overriding national need. No such need proven for this smallholding development.
Environment Policy 14
Protects versatile agricultural land (Classes 1-2). Site is Grade 3; not central to refusal.
No observations received
Highways Division does not oppose subject to a condition limiting use to agricultural purposes only due to limited highway visibility. Garff Commissioners raised concerns about the building's size, location, need, and policy compliance in two consultations, requesting agricultural use restriction if approved.
Key concern: Structure not allied to a cluster of farm buildings constituting new development in the countryside, contradictory to IOM Strategic Plan Environmental Policies
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionHighway Services does not oppose the application subject to a planning condition for the agricultural building to be used for agricultural purposes only.; Reason: to limit the site traffic and parking demand via a site access considered unsuitable for residential purposes
Conditions requested: Planning condition to prevent the building from being converted or used for any future residential purpose; Planning condition for the agricultural building to be used for agricultural purposes only
Garff Commissioners
No CommentComment was made regarding the size/impact/location and need of this barn.; A request was made by Members that an officer from the agricultural Division of DEFA consider the need and size/scope of the building.
Garff Commissioners
Conditional No ObjectionIf, in their opinion, the information within the report is convincing enough to warrant the setting aside of Policy then the Commission requests that a condition (as suggested by the applicant) is included in any approval that limits the use of the building to agricultural purposes only.
Conditions requested: Condition that limits the use of the building to agricultural purposes only; Building must not be used as a facility to support equestrian or horticultural activities, etc, or to house facilities for activities such as commercial machinery or vehicle repair, or activities to support commercial leisure operations such as quad biking or motorcycling; Building should only be used in relation to direct agricultural purposes involving livestock or arable activities
The original application for erection of a 180sqm agricultural building was refused for lack of demonstrated agricultural need and unacceptable impact on the AHLV under GP3, EP2 and EP15 of the IMSP. The appellant argued agricultural justification based on plans to intensify sheep farming to 100 ewes, meet welfare codes, and store equipment, asserting optimal siting with screening. The Council defended the refusal citing no business plan or records, smallholding scale, isolated elevated location, and visual harm. The inspector found insufficient documentary evidence of viable agricultural need despite aspirations, though acknowledged appropriate scale if justified and acceptable siting/landscape impact; residential amenity concerns were dismissed. The Minister accepted the inspector's recommendation to dismiss the appeal on 12 December 2019.
Precedent Value
Appeals for agricultural buildings in countryside/AHLV require robust documentary evidence of existing business and future viability, not mere aspirations; smallholdings need strong justification to outweigh landscape policies.
Inspector: Brian J Sims
