18 March 2021 · Planning Committee
Field 433139, Drive From Lane From Scarlett Road To Sea Mount, Scarlett, Castletown, Isle Of Man, IM9 1tb
The proposal was for approval in principle to erect an agricultural worker's dwelling on Field 433139, part of Scarlett Farm (220 acres total), to support farm succession as the son of the farm owners would take on more responsibility for the beef and sheep enterprise requiring 2.85 standard labour units.
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The Planning Committee overturned the officer's recommendation for approval, determining there was insufficient agricultural justification to outweigh the presumption against development in the countr…
Spatial Policy 5
Requires new development in settlements or countryside exceptions per GP3. Officer found agricultural housing exception applied; Committee disagreed due to insufficient justification.
General Policy 3
Permits essential agricultural housing outside zoned areas. Officer deemed farm's labour needs met this; Committee found insufficient to override countryside protection.
Environment Policy 1
Protects countryside unless overriding national need with no alternative. Officer found low visual impact in screened valley; Committee saw intrusive harm.
Environment Policy 15
Requires agricultural buildings sited near existing groups, sympathetic to landscape. Officer found siting adjacent to farm acceptable; Committee deemed isolated.
Housing Policy 7
New agricultural dwellings only in exceptional circumstances with real need. Officer accepted succession need; Committee found insufficient.
Housing Policy 8
Occupancy restricted to agricultural workers. Officer proposed condition but not reached.
Housing Policy 9
Requires siting adjoining farm buildings, set back from highway via existing access. Officer confirmed compliance; Committee viewed as isolated.
Housing Policy 10
Design per Planning Circular 3/91. To be addressed at reserved matters.
Transport Policy 4
Highways must accommodate development safely. Highways no objection subject to conditions.
Transport Policy 7
Parking per standards. Highways required conditions for access/parking.
no objection
do not object subject to a condition being included for highway access, parking, charging points and bicycle storage
acknowledges the siting and positioning adjacent to the farm complex, any design for reserved matters should be traditional shape and shaped windows, no picture windows or gables with glazing in the tympanum of gables
Malew Parish Commissioners and Highway Services raised no objections to the application, with Highways recommending conditional approval requiring access, parking, and other details. SPMCE supported the revised siting but preferred it closer to the farm complex and requested traditional design features.
Key concern: No means of access is shown into the site and details are necessary.
Malew Parish Commissioners
No ObjectionMalew Parish Commissioners have no objections to the following Planning Applications.
Highway Services Division
Conditional No ObjectionThe proposal is acceptable in principle with the junction of Scarlett Road and the farm track likely to remain suitable for existing and proposed uses.; As the proposal is unlikely to give rise to significant highway safety or network efficiency issues, Highway Services do no oppose subject to conditions to cover the submission of access and other details, including parking.; Recommendation: DNOC.
Conditions requested: Submission of access and other details, including parking.; A passing place should be considered along the track.; Details will be necessary for the pedestrian and vehicle areas to accord with the Strategic Plan standards of a minimum of two car parking spaces, and requirements under Manual for Manx Roads for suitable area for hardstanding etc.; Any garage should have minimum internal dimensions of 6 x 3m with a minimum door width of 2.4m to count as car parking with space to accommodate the storage of bicycles and other items.; Should no garage be provided, then a separate, covered and secure facility for the storage of bicycles will be necessary.; An electric vehicle charging point should be considered.
Society for the Preservation of the Manx Countryside and the Environment (SPMCE)
Conditional No ObjectionWe have viewed the revised plan for the siting of the proposed dwelling. This is in a more acceptable position but a location even closer to the farm complex would be preferred.
Conditions requested: The design of the proposed dwelling when a detailed application is made should be traditional with traditional size and shaped windows - no picture windows or gables with glazing in the tympanum of the gables.
The original application for approval in principle for an agricultural worker's dwelling was recommended for approval by the planning officer but overturned and refused by the Planning Committee on 15 March 2021 due to insufficient agricultural justification and visually intrusive siting. The appellant argued strong agricultural need for farm succession, current 2.00 labour units rising to 2.85 with expansion, no affordable alternatives, and suitable screened location adjacent to farm buildings. The inspector found unchallenged evidence of essential need for a second on-site worker for animal welfare during lambing/calving, minimal countryside impact due to topography and screening, and no viable alternatives, justifying approval despite policy restrictions. The Minister accepted the inspector's recommendation on 8 September 2021, reversing the refusal subject to standard conditions including agricultural occupancy restriction.
Precedent Value
Demonstrates that robust, unchallenged evidence of functional agricultural need (labour units, welfare requirements) can override strict countryside protections for family farm successions, particularly with expansion potential and no alternatives. Future applicants should provide detailed SLU calculations, welfare justification, and site photos/plans proving minimal landscape harm.
Inspector: Brian J Sims BSc(Hons) CEng MICE MRTPI
