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The site of the application, defined in blue represents the curtilage of Orrisdale Farm although it does not include all of the land farmed in this context. The area designated in red represents a small part of one field, immediately alongside the existing farmhouse.
The site lies within an area designated as an Area of High Landscape or Coastal Value and Scenic Significance on the Isle of Man Planning Scheme (Development Plan) Order 1982.
Planning permission has been sought for the erection of new agricultural buildings under 00/1161 (one building to the southwest of the farm house, permitted), 01/1183 (two buildings to the north east of the farmhouse - refused), 02/0270 (one building re-siting of approved building - permitted), 05/0540 (two buildings to the north east of the farmhouse - permitted.
Proposed here is the principle of the erection of two farm workers' dwellings. These dwellings are intended for the son and daughter of the applicant, who work full time on the farm which accommodates 800 cattle and 1,000 sheep over 1200 acres, 10% of which is owned by the applicant, the remainder rented.
The dwellings are shown as being alongside each other and are to be immediately alongside and to the north of the main farmhouse alongside the same side of the road as the existing farmhouse and directly opposite the existing farm buildings. Both new dwellings will be served by the same access onto the Orrisdale Road (B24).
There are views from the Isle of Man Water Authority who raise no objection subject to the inclusion of a note regarding water supply
A resident of Port Soderick who raises no objections to the application as it would appear to comply with the provisions of 3/88.
The Society for the Preservation of the Manx Countryside and Environment who raise no objection in one of their submissions although they would prefer that the existing agricultural buildings are converted rather than building new dwellings. In their initial letter they object to the principle on the basis that they are not satisfied that there is an agricultural need for a total of three dwellings on this land.
Malew Parish Commissioners raise no objection but suggest that a better site would be alongside Santon Heights where there has been an unsuccessful application for a new dwelling (PA 05/1911). This site is not owned by the applicant and the field to the north west provides the only access from the Orrisdale Road to the agricultural land to the south west.
Department of Transport Highways and Traffic Division raise no objection subject to the imposition of certain conditions and notes regarding access, parking and visibility.
DAFF Chief Agricultural Adviser writes in support of the application, stating that the farmland generates a need for 7.49 standard labour units with a present labour provisions of 5 persons, 4 of whom share the main farmhouse (Mr. and Mrs. Kermode (snr) and Miss and Master Kermode both of whom help manage the farmland. The applicants also have a third child, a very young son who lives in the farmhouse.
The proposal should be judged against the policies contained within Planning Circulars 1/88 - Residential Development - New Houses in the Countryside and 3/88 - New Agricultural Dwellings. Both contain references to new agricultural dwellings and suggest that such, where justified should be located on the farm or within the nearest existing group of buildings/houses. In this case the proposal satisfies both requirements: the houses are to be alongside the existing farmhouse and opposite the existing farm buildings. It would not be possible to site the dwellings any closer to either without blocking off access to agricultural land.
The proposal is fully supported by Department of Agriculture, Fisheries and Forestry and justified by manpower calculations on slightly reduced numbers of stock than those provided by the applicant in his supporting letter.
Each dwelling should be designed to be different from the other and both designed in a traditional style in compliance with Planning Circular 3/91 policies 2-7 inclusive.
I would recommend that Malew Parish Commissioners and Department of Transport Highways and Traffic Division as statutory consultees are awarded party status.
Isle of Man Water Authority who are a statutory undertaker should similarly be afforded party status.
The Port Soderick resident and the Society for the Preservation of the Manx Countryside and Environment are not directly affected by the proposal and should not be granted party status.
Department of Agriculture, Fisheries and Forestry, whilst a government authority did not submit views within the appointed time and as such should not be considered as parties.
Recommended Decision: Permitted
Date of Recommendation: 09.02.2006
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
C 2.
The occupation of the proposed dwelling(s) must be limited to persons whose employment or latest employment is or was employed in agriculture in the Island and including also the dependants of such persons as aforesaid.
C 3. This permission relates to the principle of the erection of two agricultural dwellings in the location shown in drawings 843-01 and -02 both received on 31st October, 2005.
C 4. Each dwelling must be different in appearance to the other and sited and accessed from the Orrisdale Road as shown in the approved drawings. Both dwellings must be designed in accordance with policies 2-7 inclusive of Planning Circular 3/91 - Guide to the Design of New Residential Development in the Countryside.
C 5. The application for reserved matters must demonstrate that both of the new dwellings have a safe means of access onto the Orrisdale Road and afford parking and turning space for at least at least two vehicles. The access should provide visibility splays of 2.4m by 120m.
Decision Made : Refusal Committee Meeting Date : 10.2.06
P.C. rejected the above recommendation and refused permission (see reasons on orange sheet) 10/2/06
Refused 10.2.06
Note: This decision is without prejudice to an application which demonstrates that there is at this time need for two additional dwellings, and which demonstrates that only the dwelling or dwellings could not be accommodated on the other side of the road to the south-east of the farm buildings.
C 1. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
C 2. The occupation of the proposed dwelling(s) must be limited to persons whose employment or latest employment is or was employed in agriculture in the Island and including also the dependants of such persons as aforesaid.
C 3. This permission relates to the principle of the erection of two agricultural dwellings in the location shown in drawings 843-01 and -02 both received on 31st October, 2005.
C 4. Each dwelling must be different in appearance to the other and sited and accessed from the Orrisdale Road as shown in the approved drawings. Both dwellings must be designed in accordance with policies 2-7 inclusive of Planning Circular 3/91 - Guide to the Design of New Residential Development in the Countryside.
C 5. The application for reserved matters must demonstrate that both of the new dwellings have a safe means of access onto the Orrisdale Road and afford parking and turning space for at least at least two vehicles. The access should provide visibility splays of 2.4m by 120m.
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