6 May 2011 · Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
Field Number 134889, Lezayre Road, Glen Tramman, Ramsey, Isle Of Man, IM7 2aw
The proposal sought retrospective permission for a field shelter and extension of a hardcore track, plus new erection of a barn (167 sqm, including space for 15 cattle) and hardcore yard area on a 3.08 acre field in open countryside designated as High Landscape or Coastal Value and Scenic Significance.
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The officer assessed that the agricultural justification was inadequate, as the DEFA Agricultural Advisor confirmed the applicant is not a registered agricultural worker/business, the 3.08 acre site s…
General Policy 3
Restricts development outside zoned areas except essential agricultural buildings/operations (para f). Officer found proposal failed as DEFA confirmed not essential for viable agriculture on 3.08 acres (0.06 labour units), small scale contracting not qualifying as farm business.
Environment Policy 1
Protects countryside/ecology unless overriding national need with no alternative. Isolated buildings/track harm open countryside visual amenities without justification outweighing protection.
Environment Policy 2
Prioritises landscape character in AHLV/Scenic areas unless no harm or essential location. Track incongruous, buildings prominent/visible from road despite landscaping; not essential so harms character.
Environment Policy 15
Permits agricultural buildings if need proven outweighing countryside harm, sited near groups, sympathetic scale/design, not isolated. No proven need; isolated next to highway, not near groups, conifer screening out of character.
Do not oppose has no traffic management, parking or road safety implications
comments received
The original application for erection of a field shelter, extension of hardcore track (both retrospective), erection of a barn and creation of a hardcore yard area at Field No 134889, Lezayre Road, Glen Tramman, Ramsey was refused on 26/04/2011 for lack of proven agricultural justification and harm to countryside visual amenities contrary to General Policy 3 and Environment Policies 1, 2 & 15, plus incongruous track in AHLV. Appellant argued the small-scale stock rearing (cattle and pigs) on 3+ acres justified the facilities, supported by registrations and farm assurance needs, with screening planting, and part-time farming should suffice. Inspector found agricultural activity insufficient to justify the scale of development on small leased land, disproportionate investment, potential contractor's yard elements, and visual harm from isolated exposed location despite planting, conflicting with policies. Minister accepted recommendation on 24/08/2011 to dismiss appeal and directed enforcement for unauthorised works.
Precedent Value
Sets high bar for small-scale rural agricultural holdings: justification requires proportionate scale to secure land/livestock/economics, not just registrations; isolated sites in AHLV need strong essentiality proof beyond part-time status. Future applicants must provide DEFA-viable business plans and avoid contractor-like storage.
Inspector: M. Ait Langton
