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25/90540/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90540/B Applicant : Ballacricket Farm Ltd Proposal : Replacement of existing agricultural livestock buildings with a single structure Site Address : Ballacricket Farm Ronague Castletown Isle Of Man IM9 4HQ
Planning Officer: Russell Williams Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 13.08.2025 __
Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The application has demonstrated a clear need for the proposed livestock building, which is considered to be of an acceptable scale, design and finished appearance. The development will not adversely impact upon the character or appearance of the landscape, amenity in the wider area of minerals that may be present on the site. The development therefore complies with General Policies 2 and 3 and Environment Policies 1 and 15.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped 20 June 2025:
Proposed building details Location plan Land ownership Existing site plan Proposed site plan
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
Arbory and Rushen Commissioners Support __
Officer’s Report
1.0 THE SITE
1.1 Ballacricket Farm is an existing operational farm located at Ronague, within the open countryside.
1.2 The applicant has a large land holding which includes an established yard area at Ballacricket Farm. The yard contains a range of modern agricultural buildings and open yard and cattle collection areas that are generally used for housing of cows and calves, milking and the like.
1.3 The application site is set back from the public highway and is set to the rear (south) of an existing range of modern agricultural buildings. It is accessed through the yard area via an established track and is located adjacent to other agricultural buildings within the farm complex. The ground on which the development is situated is generally level.
1.4 The barns to be demolished a sport of the proposal are low level and in a relatively poor condition for modern farming needs, especially for housing cattle.
2.0 THE PROPOSAL
2.1 The proposal is for the construction of a purpose-designed livestock barn that will be a modern portal frame construction that aligns with best practice in agricultural design.
2.1 The building will comprise a galvanised steel portal frame, with side elevations clad with box profile sheeting above concrete panels to the sides, open to one end and the partially clad in box profile sheeting with three doorways to the eastern end. allowing for natural ventilation. The roof will be covered with fibre cement profiled sheeting, including translucent panels to maximise natural daylight within the interior
2.3 The building will have maximum dimensions of 22.8m x 13.7m with a ridge height of approximately 6.3m.
3.0 PLANNING POLICY
3.1 The application site is located within an area of 'White Space', open countryside under the Isle of Man 1982 Development Plan. The site is not within a Conservation Area, Area of High Landscape or Coastal Value and Scenic Significance or a Flood Risk Zone.
3.2 Regarding the Strategic Plan General Policy 2 is considered applicable, which states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape;
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(d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality;
3.3 General Policy 3 states that "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (f) building and engineering operations which are essential for the conduct of agriculture or forestry;"
3.4 Environment Policy 1 states that "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
3.5 Environment Policy 15 states "Where the Department is satisfied that there is agricultural or horticultural need for a new building (including a dwelling), sufficient to outweigh the general policy against development in the countryside, and that the impact of this development including buildings, accesses, servicing etc. is acceptable, such development must be sited as close as is practically possible to existing building groups and be appropriate in terms of scale, materials, colour, siting and form to ensure that all new developments are sympathetic to the landscape and built environment of which they will form a part. Only in exceptional circumstances will buildings be permitted in exposed or isolated areas or close to public highways and in all such cases will be subject to appropriate landscaping. The nature and materials of construction must also be appropriate to the purposes for which it is intended. Where new agricultural buildings are proposed next to or close to existing residential properties, care must be taken to ensure that there is no unacceptable adverse impact through any activity, although it must be borne in mind that many farming activities require buildings which are best sited, in landscape terms, close to existing building groups in the rural landscape."
4.0 OTHER MATERIAL CONSIDERATIONS 4.1 None
5.0 PLANNING HISTORY
5.1 No relevant history.
6.0 REPRESENTATIONS
6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows:
Arbory and Rushen Commissioners - Support the application
6.2 No representations have been received from members of the public.
7.0 ASSESSMENT
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7.1 The key considerations in the determination of the application are the principle of development and the impact upon landscape character and minerals.
PRINCIPLE OF DEVELOPMENT
7.2 When determining any agricultural development within the countryside that is not zoned for development, General Policy 3 Paragraph F of the Isle of Man Strategic Plan is used to assess the application. This policy states that development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of those buildings which are essential for the conduct of agriculture or forestry.
7.2 Further to General Policy 3, Environment Policy 15 requires states that the Planning Authority needs to be satisfied that there is agricultural or horticultural need for the extensions, sufficient to outweigh the general policy against development in the countryside.
7.3 The Agent has provided details relating to the need for the new livestock shed, which in is related to providing enhanced conditions for dry housed cows and their calves, whilst also improving the general husbandry and feeding operation which will enhance milk production.
7.4 The proposed barn is located immediately adjacent to the contiguous built-up area of the main yard and will replace existing buildings. On the basis of the information submitted the principle of the development is considered to comply with General Policy 3(f).
LANDSCAPE IMPACT
7.5 The proposed building will be located immediately to the rear of an existing range of modern farm buildings and will in part replace existing buildings. The building will be similar to the eaves and ridge height of the existing buildings and so visually it will relate well to the existing yard area.
7.6 The combination of finished materials to the external walls and roof and proximity to existing buildings, will ensure that the proposed building has only a minimal visual impact upon the character and appearance of the landscape and will relate well toe existing buildings. The proposal complies with General Policy 2 and Environment Policies 1 and 15 in this regard.
8.0 CONCLUSION 8.1 The application has demonstrated a clear need for the proposed livestock building, which is considered to be of an acceptable scale, design and finished appearance. The development will not adversely impact upon the character or appearance of the landscape, amenity in the wider area.
8.2 The development will improve animal husbandry and conditions for the cows that are dry housed and by building over the existing open yard area, reduce cross contamination of rain water with dirty water will improve environmental conditions on the site.
8.3 The development is considered to be acceptable and complies with General Policies 2 and 3 and Environment Policies 1 and 15. It is therefore recommended that planning permission is granted.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
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9.2 Article A10 sets out that the right to appeal is available to: o Applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal. __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted
Date: 13.08.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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