Erection of hobby cabin

Refusal Reasons

• ✗The proposed development of the site with a hobby cabin is unacceptable due to the size, scale, height and provision of accommodation on two floors in the hobby cabin which is excessive for the purpose to which it would be put, which is a leisure facility sited on a horticultural smallholding of approx. 0.46ha (1.13a acres). This is contrary to the provisions of Strategic Policy 2: Spatial Policy 5; General Policy 3(g); Environment Policy 1 and Environment Policy 15 contained in the Isle of Man Strategic Plan 2016, all of which seek to control development in the countryside unless there is an overriding national need for such development; and, to protect the character and appearance of the countryside for its own sake.
• ✗The proposed development of the site to provide an enclosed hobby cabin on two floors, which would have a ridge height approx. 5.6m; a footprint of approx. 48m2 resulting in an internal floor area of nearly 70m2, with an 'A' - shape construction of timber and shingles with a washroom suggesting a mains water connection, and solar PV panels to secure an electricity supply would be tantamount to the creation of a new dwelling in the countryside for which no justification on agricultural grounds has been provided. The small area of the land-holding- approx. 0.46ha (1.13a acres), would not be financially viable to the extent where the income derived from the landholding could support an agricultural dwelling. This would result in an unacceptable form of development contrary to the provisions of Environment Policy 15 in that there is no overriding need for such development associated with agriculture and horticulture in the countryside; and, Housing Policy 7 which indicates that "New agricultural dwellings will only be permitted in exceptional circumstances where real agricultural need is demonstrated.", both of which are contained in the Isle of Man Strategic Plan 2016.
• ✗The proposed developed is unacceptable because the approved PA 20/00216/B - horticultural storage building has been placed on site approx. 10-12m from the eastern site tree/hedge boundary and not close to the site boundary as indicated on the approved plan for this development. As such, there is insufficient space between the east facing elevation of the horticultural storage building and the site access track to site the proposed hobby cabin. In this regard, the submitted plans for the hobby cabin are inaccurate and do not reflect the situation on the ground, and if sited in this location the development would appear cramped and incongruous. This is contrary to the provisions of General Policy 2 b) and c); General Policy 3 (g); Environment Policy 1; and, Environment Policy 15 contained in the Isle of Man Strategic Plan 2016.
• ✗Notwithstanding the above reasons for refusal, the site is not laid out for horticultural purposes as indicated on the approved site layout plan for the PA 20/00216/B - horticultural storage building application. At the time of the Case Officer's site visit on 10th September, 2024, it was laid to grass with no evidence of horticultural purposes with an Orchard; Willow Hedge - for Osier production; an Herb patch; Vegetable plots; Wildflowers; Berries; and, Beehives, as shown on the submitted site layout plan in the PA 20/00216/B application. This further brings into question the need for the development, and as such, the proposal is contrary to the provisions of Environment Policy 15 contained in the Isle of Man Strategic Plan 2016.