30 November 2025 · Planning Committee
Ballakillingan Farm, Churchtown, Ramsey, Isle Of Man, IM7 2al
The proposal involves constructing a 28m long, three-span steel and precast concrete cattle bridge spanning the Sulby River, with a clear width of 1550mm for livestock and small machinery, located 235m northwest of the main farmyard at Ballakillingan Farm.
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The officer assessed the principle of development under General Policy 3 and Environment Policy 15, finding it acceptable as essential agricultural infrastructure with a clear functional need to enabl…
General Policy 3
Allows exceptions for essential agricultural development where functional need outweighs countryside restrictions. Officer found clear need for livestock bridge to replace unreliable ford, supporting farm operations without introducing non-agricultural uses.
Environment Policy 15
Supports agricultural infrastructure in countryside if justified by need, appropriately designed/sited near existing structures or with landscaping. Bridge sited by operational necessity across river, modest scale, screened by trees, agricultural materials justified compliance.
Environment Policy 10 - Development and flood risk
Requires Flood Risk Assessment for sites with flood potential. FRA provided detailed analysis of tidal/fluvial risks, channel capacities, and design mitigations; confirmed no increased risk.
Environment Policy 13 - Development and flood risk
Prohibits development causing unacceptable flood risk. Design (300mm clearance, open rails, slender abutments) ensures resilience without off-site impacts; DOI FRM satisfied post-amendments.
Environment Policy 2
Protects landscape character in high value areas unless no harm shown. Modest, utilitarian design integrates via screening and topography response; condition protects trees.
Spatial Policy 5
Requires positive contribution via context-led design. Agricultural form, materials, and low profile respond to rural setting without urbanising elements.
Time limit
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.
Agricultural use only
The bridge hereby approved shall be used solely for agricultural purposes associated with Ballakillingan Farm and shall not be used for general vehicular access or non-agricultural activities. Reason: To ensure the development remains consistent with the justification for agricultural infrastructure in the countryside, in accordance with Environment Policy 15 and General Policy.
Flood resilience measures
The development shall be carried out in full accordance with the Flood Risk Assessment prepared by Kinsley Consulting Engineers (dated 6 June 2025) and the revised drawing 25025KCE-XX-ZZ-D-C-20001-P02. The bridge structure shall incorporate: i. A minimum soffit clearance of 300mm above the lower bank across all spans. ii. Open containment rail design, with no mesh infill and a restraint bar at 600mm above deck level. iii. Structural design to BS5400 standards, including consideration of lateral loads from flood water and debris. The approved flood resilience measures shall be implemented in full prior to first use of the bridge and retained thereafter. Reason: To ensure the development remains resilient to fluvial and tidal events and does not increase flood risk, in accordance with Environment Policies 10 and 13.
Materials and retention
The bridge hereby approved shall be constructed using the materials and structural specifications detailed in the approved plans, including steel Pratt truss, universal beam sections, precast concrete deck, timber railings, and mesh infill. Following completion, the bridge shall be retained in accordance with the approved design. Reason: To ensure the development integrates appropriately with the landscape and reflects its agricultural function, while allowing for future adaptation where justified, in accordance with Strategic Policy 5, Environment Policy 2, and Strategic Policy 1.
Tree and Landscape Protection Plan
No development shall commence until a Tree and Landscape Protection Plan has been submitted to and approved in writing by the Department. The plan shall detail the location and specification of protective fencing, root protection zones, construction exclusion zones (CEZ), and any necessary arboricultural supervision. The approved measures shall be implemented prior to any site clearance or construction activity and maintained in full for the duration of the development works. Within the CEZ, no materials shall be stored, disposed of, or mixed; no fires shall be lit; and no excavation, ground level changes, or use of contaminating substances shall occur. The CEZ may only be removed once all construction works are complete. All existing trees and boundary planting adjacent to the development site shall be retained. Any tree or planting that is damaged, removed, or dies within five years of completion shall be replaced with native species of a size and specification to be first approved in writing by the Department, during the next planting season or in accordance with an agreed replacement programme. Reason: To prevent unacceptable loss or damage to existing trees and vegetation and to safeguard the visual amenity and landscape character of the Area of High Landscape Value, in accordance with Environment Policies 2 and 3 and General Policy 2(f).
No objection, but noted that a spring tide may be quite deep at this location
Do not oppose subject to conditions; confirmed proposal meets requirements after design amendments including soffit height increase to 300mm, open rail design, and BS5400 standards for lateral loads
No objection; advised checking for and avoiding spread of invasive species (giant hogweed, Himalayan balsam, montbretia)
