21 May 2014 · Head of Development Management (delegated powers)
Field Number 134889, Lezayre Road, Glen Tramman, Ramsey, Isle Of Man, IM7 2aw
The application sought permission to erect a small timber shed (3.6m x 2.4m x 2.4m high) for selling free range eggs and seasonal vegetables, plus a 14m x 14m gravel area for parking and turning, in a field designated as Woodland within High Landscape Value and Scenic Significance.
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The officer assessed three key issues: farm shop principle, visual impact, and highway safety. On retail, Environment Policy 18 requires farm retailing (beyond ancillary on-site produce sales) to foll…
General Policy 3
Restricts development outside zoned areas except specific exceptions like essential agricultural buildings. Officer found farm shop does not qualify as it is premature retailing, not essential agriculture, failing the policy's countryside protection test.
Environment Policy 1
Protects countryside from adverse development unless overriding national need with no alternative. Shed and hardstanding harm countryside ecology/character without justification, directly contravening policy.
Environment Policy 2
Prioritises landscape character in High Landscape Value areas unless no harm or location essential. Proposal harms character (visible shed/hardstanding in field) and location not essential for retailing, failing both tests.
Environment Policy 18
Farm retailing beyond ancillary on-site produce sales subject to general retail policies. Lacking evidence all produce (e.g. eggs) on-site, proposal treated as non-ancillary retail, contravening policy.
Transport Policy 4
Highways must safely accommodate development traffic. Access fails visibility splays/width standards, increasing risks on TT Course, with no demonstration of achievability.
Business Policy 10
Retail permitted only in town/village centres (exceptions not applicable). Farm shop as non-ancillary retail belongs in centres, not rural field.
Business Policy 5
Allows limited retailing on industrial land if on-site production or bulky goods. Not relevant as site not zoned industrial.
No comments on merits but request informative note
