06/00054/ARefused

12 July 2006 · Director of Planning and Building Control (M. I. McCauley)

Approval in principle for the erection of a dwelling & garage

Ballaleece Farm, Peel Road, St. Johns, Isle Of Man, IM4 3nb

Received12 Jan 2006

Validated16 Jan 2006

Decided12 Jul 2006

6 months

Received12 Jan 2006

Validated16 Jan 2006

Decided12 Jul 2006

6 months

Why was this refused?

Location in Area of High Landscape Value and Scenic Significance
Outside residential zoning in 1982 Development Plan
Failure to prove full-time agricultural need per Circulars 1/88 and 3/88
Siting too distant from main farm buildings
Open countryside character

The proposal sought approval in principle for a single dwelling and garage on unzoned open countryside fields north of Ballaleece Farm, accessed via a farm track, justified on agricultural grounds for the applicant's daughter to support future farm operations.

Refusal Reasons

✗The proposed new dwelling would be located in an Area of High Landscape Value and Scenic Significance and outside an area currently zoned for residential development in the 1982 Development Plan Order. As such, the application is considered to be contrary to the established policies of the Department with regard to new dwellings in the countryside.
✗Notwithstanding the information submitted with the application relating to agricultural need, it is considered that application is contrary to the provisions of Planning circular 1/88 and 3/88 in relation to new dwellings in the countryside, insofar as it has not been demonstrated that the occupation of the occupier of the proposed dwelling would relate to agriculture on a full time or retired basis. Furthermore, the siting of the dwelling is considered to be contrary to the requirements of Planning Circular 3/88, in terms of the distance from the main farm.

Documents (2)

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Decision & Reasoning

Refused12 July 2006

The officer assessed the proposal against Planning Circulars 1/88 and 3/88, which discourage residential development in the countryside except where a genuine full-time or retired agricultural need is…

Policies Assessed (2)

1/88

Planning Circular 1/88 Residential Housing in the Country

Discourages houses in countryside except for viable agricultural holdings, preferring siting in villages/hamlets or existing groups. Officer applied this to refuse as no zoning and agricultural need not sufficiently demonstrated despite future plans.

3/88

Planning Circular 3/88 - New Agricultural Dwellings

Requires evidence of full-time/retired agricultural need and siting within/adjacent to main farm buildings via existing access. Failed on lack of occupier employment proof and excessive distance from main farm, with potential separate lane access.

Public Comments (8)

SupportHighways Division, Department of Transport(statutory consultee)

Do not oppose, subject to conditions on sight lines, on-site parking/turning, and access width

SupportIsle of Man Water Authority(statutory consultee)

No objection subject to condition that applicant contact Authority for water supply connection

SupportManx Electricity Authority(statutory consultee)

Contact MEA Planning Department for electricity supply; work with reference to HSE Guidance note HS(G)47

ObjectionMr J Caldwell, Ballacrink(neighbour)

ObjectionMr J Parkinson, Thie Ny Struan, Brack A Broom Lane(neighbour)

ObjectionSPMCE(public)

ObjectionOccupier of Seacliffe, Old Castletown Road, Ballaveare(public)

ObjectionSt Johns resident(public)