3 September 2025 · Delegated - Principal Planner (Chris Balmer)
Lodge Cottage, Ballavarry Farm, Bernahara Road, Andreas, Isle Of Man, IM7 3hh
The proposal involves constructing a modest agricultural shed measuring 10m long by 6m wide, with a 4.2m ridge height and 3.0m eaves height, finished in green powder-coated corrugated steel cladding.
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The officer determined the proposal acceptable in principle as it demonstrates a clear functional need for horticultural and small-scale livestock activities, aligning with GP3 which allows essential …
General Policy 3
Requires development in countryside only if essential for agriculture where a clear need is demonstrated. Officer assessed the shed supports horticultural storage, vegetable production, orchard, and livestock, justifying the exception as proportionate to the landholding's operational needs.
Environment Policy 1
Protects countryside from unjustified intrusions. Proposal deemed sensitive due to modest scale, green cladding, and siting behind screening, avoiding visual or ecological harm; restoration condition ensures reversibility if use ceases.
Environment Policy 15
Permits buildings where need outweighs restrictions, close to existing structures, appropriately designed and integrated. Shed sited adjacent to curtilage, scaled to small-scale operations, with landscaping condition for screening.
Environment Policy 17 - permits development related to nurseries and market gardens
Requires appropriate scale, design fitting surroundings, no harm to amenity/highway, setback from roads and screening. Functional design suits rural setting, no amenity/highway issues, set back 15.2-19.87m from road.
Environment Policy 3
Protects trees in Registered Tree Area RA0442. Siting 10m from nearest tree trunk avoids root protection zone; TPP condition per BS5837 ensures no damage during construction.
Environmental Policy 22
Requires no unacceptable harm to amenity via noise/odour. Low-intensity use (few chickens, no lighting initially), separation distances, and screening minimise risks.
Transport Policy 1
No changes to access or significant traffic; DOI Highways no objection.
Transport Policy 4
Existing field gate access unchanged, no highway safety impact.
Business Policy 1
Encourages rural employment if policy-compliant. Supports sustainable horticulture aligning with Agricultural Strategy 2024.
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.
No retail sales
No retail sales shall take place from the building hereby approved. Reason: For the avoidance of doubt and to ensure the development remains consistent with its approved agricultural and horticultural use, in accordance with rural development policies.
Restoration if use ceases
In the event that the building hereby approved is no longer required for agricultural or horticultural purposes, or if such use ceases for a continuous period exceeding 18 months, the structure and any associated hardstanding shall be removed, and the land restored to its original condition suitable for farming. A restoration plan detailing the steps to achieve this shall be submitted to and approved in writing by the Department within one month of cessation. The approved restoration plan shall be implemented in full within three months of its approval. Reason: The building has been exceptionally approved to meet a specific agriculture/horticulture need, and its retention without such use would result in an unjustified intrusion into the countryside, contrary to GP3 and EP1.
Agricultural/horticultural use only
The building shall be used solely for purposes associated with agriculture or horticulture and for no other purpose, including any equestrian, commercial, or residential use. Reason: The development has been approved as an exception to countryside protection policies on the basis of a specific agricultural and horticultural need.
Tree Protection Plan
No development, including any site clearance, excavation, or construction works, shall commence until a Tree Protection Plan (TPP) has been submitted to and approved in writing by the Department. The TPP shall be prepared in accordance with the recommendations of BS5837:2012 "Trees in relation to design, demolition and construction - Recommendations" and shall include details of protective fencing, ground protection measures, and any arboricultural supervision required to safeguard adjacent protected trees. The approved TPP shall be implemented in full prior to the commencement of development and maintained throughout the construction period. No materials, machinery, or vehicles shall be stored or operated within the root protection areas of any retained trees unless otherwise agreed in writing by the Department. Reason: To ensure the protection of adjacent protected trees and compliance with Environment Policy EP3.
Lighting scheme
Prior to the installation of any external lighting associated with the agricultural shed, a detailed lighting scheme shall be submitted to and approved in writing by the Department. The scheme shall be designed in accordance with the recommendations of the Bat Conservation Trust and Institution of Lighting Professionals (ILP) Guidance Note 8: Bats and Artificial Lighting (12 September 2018), to minimise disruption to nocturnal wildlife and avoid unnecessary light spill into the surrounding countryside. The submitted scheme shall include: o Scaled drawings and specifications of all proposed lighting columns and fittings; o Details of luminance levels, hours of operation, and control mechanisms; and o Mitigation measures to reduce light pollution and ecological disturbance. The development shall thereafter be carried out and operated in full accordance with the approved scheme. Reason: To ensure that artificial lighting does not adversely affect biodiversity or the character of the rural environment, in accordance with Environment Policies EP1 and EP4.
Landscaping scheme
Prior to the commencement of development, a detailed landscaping scheme shall be submitted to and approved in writing by the Department. The scheme shall include: a. Details of proposed planting along the southern and eastern boundaries of the new building, including species, planting sizes, and densities; b. A planting schedule and maintenance plan covering a minimum period of five years, including provisions for the replacement of any failed specimens; and c. A scaled plan showing the location of all proposed planting in relation to the approved building and existing site features. The approved landscaping scheme shall be carried out in the first planting and seeding season following the completion of the development or the occupation of the unit, whichever is the sooner, and retained as such thereafter. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: To ensure the development is effectively screened from public vantage points throughout the year, particularly during winter months, in the interests of visual amenity and in accordance with Environment Policies EP1, EP15, and Strategic Policy 5.
no significant negative impact upon highway safety, network functionality and/or parking
proposal is now acceptable subject to a Tree Protection Plan (TPP) as a pre-commencement condition
