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25/90382/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90382/B Applicant : Mr Stewart Howard Proposal : Erection of an agricultural building Site Address : Moaney Moar Farm Ballabooie Road Cronk Y Voddy Kirk Michael Isle Of Man IM6 1HR
Planning Officer: Paul Visigah Photo Taken : 30.04.2025 Site Visit : 30.04.2025 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 05.06.2025 __
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.
C 2. The building hereby approved may only be used for agricultural purposes.
Reason: the countryside is protected from development and an exception is being made on the basis of agricultural need. As such the buildings must be used for the purposes for which it is approved.
C 3. The agricultural building hereby approved shall be removed and the ground restored to its former condition in the event that they are no longer used or required for agricultural purposes.
Reason: The buildings have been exceptionally approved solely to meet agricultural need and their subsequent retention would result in an unwarranted intrusion in the countryside.
C 4. Prior to the commencement of development, full details of the proposed site levelling, finished floor level, and final roof height of the agricultural building shall be submitted to and approved in writing by the Department. The development shall thereafter be implemented strictly in accordance with the approved details.
Reason: To ensure the building integrates appropriately into the site, aligns with existing farmyard levels, and minimizes potential visual impact on the surrounding landscape. This application has been recommended for approval for the following reason.
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The proposed development is considered to be acceptable in principle having demonstrated a clear agricultural need, without detriment to the visual amenity of the immediate locality and wider landscape. The proposals are considered to be in accordance with Strategic Policy 5, General Policies 2 and 3, and Environment Policies 1, 14, and 15 of the Strategic Plan (2016).
Plans/Drawings/Information;
This decision relates to the documents and plans received 28.04.2025. __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: o DOI Highways - as they have no objections. __
Officer’s Report
1.0 THE SITE 1.1 The application site forms part of the farm holding at Moaney Moar Farm, Ballabooie Road, Cronk-Y-Voddy which is situated to the northeastern side of the Ballabooie Road and north-west of the main A3 road linking St Johns to Kirk Michael.
1.2 The working farm has a number of existing agricultural buildings located on the site and adjacent to the nearby farmhouse, all of which are utilised in the day to day running of the farm. During a site visit it was noted that the existing buildings were all in use for the housing of these animals and associated feed and machinery.
1.3 The existing buildings are generally screened from public view from the A3 and Ballabooie Roads by the topography and other buildings as well as relatively high sodbanks in places, but the group is visible from the Stockfield Road where distant views are achievable.
1.4 The site of the proposed development is Field 310548 which sits directly adjacent the farmyard which is densely developed with farm buildings currently in use. The field is separated from these buildings by the existing farm lane which sits directly west. An existing agricultural building finished externally is grey profiled sheet cladding and masonry finished lower walls sits on this side of the farmyard, directly southwest of the proposed building location.
2.0 THE PROPOSAL 2. 1 Planning approval is sought for the Erection of an agricultural building. The proposed building which is aligned roughly east-west, with its longer sides facing north and south, aligning with the farm lane would measure 45.7m x 12.1m, and be 5.9m tall (4.2m to the eaves).
2.2 The building would be steel framed and be finished in tanalised timber space boarding to eaves, while the base would be finished in concrete panels. The roof would be finished in natural grey 6R single skin fibre cement roofing sheets. The new building will include 10 GRP roof-lights for day lighting purposes on each roof plane (20 in total). There would be low sheeted gates on either gable ends.
2.3 The applicants have noted on the application form that the agricultural building will provide housing for livestock as current buildings are at full capacity. On site level changes, the applicants have indicated via correspondence that there is a 1m fall at present and it will be brought up to level to the existing yard. 2.4 The applicants have provided a Cover letter which states the following:
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1. Moaney Moar Farm is a family-run sheep and beef farm quality farm-assured Manx meat to the Isle of Man Meat Plant. 2. The proposed agricultural building is intended to house cattle during the winter and calving periods, reducing ground damage and improving livestock quality. 3. The new building will increase the farm's stock-carrying capacity, enhancing overall output and profitability. 4. The development does not involve the removal of trees, hedges, walls, or natural watercourses, ensuring no adverse impact on the area's natural heritage. 5. The additional shed space will support business growth and contribute to increased supply for IOM Meats. 6. Locating the building on the home farm reduces the need for off-site travel, lowering fuel costs, labour, and time, thereby improving operational efficiency.
3.0 PLANNING POLICY 3.1 Site Specific: 3.1.1 The application site is within an area not designated for development and zoned as Area of High Landscape Value or Coastal Value and Scenic Significance identified on the 1982 Development Plan. The site is not within a Conservation area, there are no registered trees identified on site and the site is not identified as being within a flood risk zone on the DoI's Flood map.
3.2 Within the adopted Isle of Man Strategic Plan 2016, the following policy are considered to be the relevant in the determination of this application:
General Policy 2 - General Development Considerations. 2. General Policy 3 - Exceptions to development in the countryside. 3. Environment Policy 1 - Protection of the countryside and ecology. 4. Environment Policy 2 - Protection of Areas of High Landscape or Coastal Value and Scenic Significance. 5. Environment Policy 3 - Development to safeguard woodland of high amenity value. 6. Environment Policy 4 - Protection of species and habitats. 7. Environment Policy 5 - Mitigation against damage to or loss of habitats 8. Environment Policy 14- Soil quality considerations for development that would result in permanent loss of agricultural land. 9. Environment Policy 15 - supports agricultural or horticultural buildings in the countryside only when a clear need outweighs the general restriction on development in the countryside. Such buildings must be close to existing structures, appropriately designed, and integrated into the landscape. Exceptions for isolated or exposed locations require landscaping, and developments near residential areas must minimize adverse impacts while recognizing the functional needs of farming. 10. Transport Policy 1 - Proximity to existing public transportation services 11. Transport Policy 4 - Highway Safety 12. Transport Policy 7 - Parking Provisions 13. Strategic Policy 1 - Efficient use of land and resources. 14. Strategic Policy 2 - Priority for new development to identified towns and villages. 15. Strategic Policy 5 - Design and visual impact.
4.0 OTHER MATERIAL CONSIDERATIONS 4.1 The Department's Biodiversity Strategy is capable of being a material consideration. It seeks to manage biodiversity changes to minimise loss of species and habitats, whilst seeking to maintain, restore and enhance native biodiversity, where necessary.
4.2 Isle of Man Agricultural Strategy 2024 4.2.1 Section 4.2 Economy "All Manx people benefit from a strong and growing agricultural sector and the jobs it supports. Manx farmers are paramount to local food security, they put food on the nation's plates and
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money into the economy. They are also the custodians of the landscape and environment that is so highly prized by all. Feeding the local population requires an industry to be innovative, well-informed, well supported, market-savvy and investing for the future. The Island's abattoir, creamery and flour mill are key to accessing local markets along with exports. We need to ensure their long-term financial stability and contribution to the Island. The Island needs the ability to access markets, seek the rewards that they deserve which will grow and strengthen the role of agriculture within the Island's economy, increasing the financial resilience of our Agri-Food sector. By aligning our Food Security Strategy with the Agricultural Strategy, we will be able to take action to reduce and replace food imports as part of developing diversified income streams. Utilising land-based solutions and our farming industry to be part of the solution to the Island's energy security will require the land use framework to provide a steer on the best use of land, ensuring that Manx farming is productive and profitable, without impacting on the conservation role farmers also play. Opportunities exist for the development of a sustainable bio-economy where the biosphere is harnessed by farmers to create marketing opportunities both on and off-island. Access to high-value markets and marketing opportunities is essential for the Agri-Food sector to grow, innovate, attract investment, contribute to the economy and deliver land based solutions to the Island's residents."
4.3 Animal Welfare Act 2023 4.3.1 The Animal Welfare Act 2023 protects the welfare of kept vertebrate animals. 'Vertebrate animals' means animals with a backbone (i.e. fish, amphibians, reptiles, birds and mammals). The Act covers vertebrate animals, other than humans, that are owned or being kept by someone. This includes animals kept for farming, as pets, for leisure, or for any other reason. It does not include wild or feral animals unless someone has taken them into their care.
5.0 PLANNING HISTORY 5.1 The application site has been the subject of a number of previous planning application one of which is considered to be materially relevant to the current application: 1. PA 99/02190/B for Erection of agricultural building - Approved. Condition 2 required that the building must be used for agricultural purposes only.
PA 05/00064/B for Erection of an agricultural building attached to existing - Approved. The building may be used only for agricultural purposes.
PA 08/01244/B for Erection of agricultural building and extension to existing building - Approved. The building was to be used only for agricultural purposes and finished in dark grey.
PA 12/01461/B for Erection of an extension to existing barn - Approved.
PA 17/00232/B for Erection of new agricultural building. Approved. This was subject to a condition that the building be removed and the ground restored to its former condition in the event that it is no longer used or required for agricultural purposes.
6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
6.1 DOI Highways Division find the proposal to have no significant negative impact upon highway safety, network functionality and/or parking as the existing access and proposed layout is acceptable for the development (7 May 2025).
6.2 German Parish Commissioners have not made any comments on the application although they were consulted on 29 April 2025.
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6.3 Manx Utilities Authority - Electricity have not made any comments on the application although they were consulted on 29 April 2025.
6.4 No comments have been received from neighbouring properties.
7.0 ASSESSMENT 7.1 The fundamental issues to consider in the assessment of this planning application are; 1. The principle of the development; 2. The visual or amenity impacts on the character and appearance of the countryside; and 3. Loss of High-Quality Agricultural Land.
7.2 It is not considered that the proposal would result in any adverse impacts on neighbouring amenity given the separating distance between the proposed building and the nearest residential property at Cronk Bane Holiday Cottage, which is situated over 140m form the proposed building. The scheme would also not result in adverse highway impact given that there would be no changes to the proposed access to the site or involve highway alterations.
7.3 THE PRINCIPLE (GP3, EP1, & EP 15) 7.3.1 In considering the justification for the development, it is noted that the site is not designated for development, and as such there is a presumption against development here. However, General Policy 3 makes provisions for possible exceptions for development on land not zoned for development in the countryside, such as buildings and engineering operations which are essential for the conduct of agriculture or forestry.
7.3.2 In the case of the current application, it is considered that the site is an agricultural field which should support schemes that seek to promote agriculture, with the applicants providing sufficient information within the application to justify the erection of the agricultural building on site to promote the use of the field for agriculture. From visiting the site, it is also clear that the site is in active agricultural use, and operating at full capacity, with the proposed building fitted to improving agricultural production at the site.
7.2.3 Further to the above, the land is legitimately used for agricultural purposes and it is equally legitimate to require works needed in association with this use. Given the above, it is judged that the scheme would be acceptable in principle.
7.3.4 Moreover, the Isle of Man Agricultural Strategy 2024 underscores the significance of a thriving agricultural sector in ensuring food security, economic stability, and sustainable land management. It specifically highlights the necessity of investing in agricultural infrastructure to support productivity and long-term viability. Therefore, as the proposed development directly contributes to enhancing agricultural operations on an actively farmed site, this justification is reinforced by national policy objectives.
7.3.5 Consequently, the proposal remains entirely consistent with policy considerations that recognize the essential nature of agricultural development. However, the acceptability of the entire proposal for the site would be dependent on whether there would be any adverse impacts on other factors highlighted in 7.1 above.
7.4 VISUAL IMPACTS (EP15, EP2, STP 5 and GP2) 7.4.1 Where sufficient agricultural need is demonstrated, as with this scheme, Environment Policy 15 (EP15) outlines specific requirements regarding siting, size, and materials used. A key factor is that agricultural buildings should be located as close as possible to existing farm structures where feasible. In this case, the proposed building is sited within Field 310548, which is directly adjacent to the established farmyard. Its placement ensures continuity with existing agricultural operations while maintaining an appropriate separation for functional use. The east-west alignment follows the orientation of the farm lane, reinforcing its integration
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with the surrounding farm infrastructure. Additionally, the site levelling works will help the structure blend with its surroundings, reducing any undue prominence in the landscape.
7.4.2 Furthermore, the building's finish has been specifically designed to mirror the appearance of existing farm buildings. It will feature steel frame construction with tanalised timber space boarding to the eaves and concrete panels at the base, ensuring durability while maintaining aesthetic consistency. The natural grey fibre cement roofing sheets, along with low sheeted gates on either gable ends, further reinforce the established agricultural character of the site. The inclusion of 10 GRP roof-lights on each roof plane (20 in total) will provide natural lighting while minimizing visual impact, reflecting the practical considerations of modern farm operations.
7.4.3 Given the scale, form, muted colour tones, and agricultural materials of the proposed building, alongside its placement by the existing farmyard, it will not be visually intrusive within the broader landscape. The design mirrors the finishes of other agricultural structures on-site, reinforcing its integration into the farm setting. The site's natural topography, sodbanks, and existing built form will also aid in screening the building from key public viewpoints, particularly from Ballabooie Road and the A3. Accordingly, these aspects of the proposal comply with the requirements of EP15, as well as Strategic Policy 4 (STP 4), which seeks to protect the character and quality of the rural landscape.
7.4.4 While the proposed building will be visible from certain distant viewpoints, particularly from Stockfield Road, its appearance will be read within the established agricultural context of the site. The existing farmyard, with its collection of agricultural structures, ensures that the building does not appear as an isolated feature but rather as a natural extension of the current built form. Additionally, the muted tones and materials, which match those of surrounding buildings, will further minimize its visual prominence within the wider landscape.
7.5 LOSS OF HIGH QUALITY AGRICULTURAL LAND (EP 14) 7.5.1 Environment Policy 14 allows for development on agricultural land, provided it does not result in the loss of high-quality agricultural land. High-quality agricultural land is defined as Class 1/2, Class 2/3, and Class 3/2, as annotated on the Agricultural Land Use Capability Map. The proposal site is classified as Class 3 and, as such, falls outside the scope of land protected under EP14.
7.5.2 While Class 3 agricultural soils are not categorized as high-quality, this does not imply they should be used unsustainably. The Strategic Plan emphasizes the importance of responsible land management, particularly as the majority (80.26%) of agricultural soils on the Island fall within Class 3. The nature and scale of the proposed development ensures that the agricultural potential of adjoining fields remains intact. Although temporary soil mounds have been formed during site preparation, these will be removed, restoring the field to its original condition. Therefore, the proposal is considered to meet the requirements of Environment Policy 14 in this regard.
8.0 RECOMMENDATION 8.1 On balance, the proposed building is considered to be agriculturally justified, and appropriate in terms of the proposed design and siting and broadly accords with the aforementioned policies of the Strategic Plan. The application is therefore recommended for approval.
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. __
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: 10.06.2025
Determining Officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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