14 August 2006 · Planning Committee
Field 214292, East Sartfield Farm, Sartfield Road, Jurby, Isle Of Man, IM7 3az
The proposal was for approval in principle to erect a single-storey agricultural dwelling (9m x 14m footprint, natural grey render, slate roof) on open farmland adjacent to an existing agricultural barn, screened by a proposed sod hedge and trees.
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The Planning Committee was not persuaded there was real agricultural need to justify a new dwelling, as required by Planning Circular 3/88 'New Agricultural Dwellings', which states a person must prod…
New Agricultural Dwellings
Requires evidence of real agricultural need sufficient to offset general planning objections to rural dwellings; unless established, normal planning considerations prevail (para 1). Officer found no evidence submitted of labour needs, business plan or DAFF support for a dwelling at this location, given existing farmhouse 190m away suffices for supervision.
Residential Development - Houses in the Countryside
General presumption against residential development in countryside (para 6), especially in open countryside outside zoned areas. Proposal seen as inappropriate introduction of new dwelling in Area of High Landscape Value, risking precedent via farm severance.
no objections thereto
I do not have any objection to this application and in fact I am quite supportive to the proposal.
Do Not Oppose subject to the imposition of the following conditions: A vehicle turning facility is provided to permit vehicles to egress the driveway in forward gear. Three off street parking spaces are required to serve the needs of the existing and proposed development.
NO OBJECTION In principle subject to: The Applicant, to discuss the landscaping with the Drainage Division prior to submitting a detailed application. Public sewerage crosses this site. The line of the sewer must be identified before development work commences.
Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49
Multiple statutory consultees including utilities, highways, drainage, and parish provided conditional no objection or no objection responses, while SPMC&E and Andrew Jessopp offered comments with one strong objection from SPMC&E on policy grounds; private representations objected but are not statutory consultees.
Key concern: Policy dictates that new houses in the countryside should not be permitted if existing farm dwelling/s have been, or are to be, sold off
Manx Electricity Authority
Conditional No ObjectionSee Note 2; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Conditions requested: Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application
Society for the Preservation of the Manx Countryside and Environment
ObjectionThe Society VERY STRONGLY OBJECTS in support of Policy and to be fair to all the other who have been refused.
Isle of Man Water Authority
Conditional No ObjectionSee Note (2)
Conditions requested: the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes; For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49
Andrew Jessopp
SupportI do not have any objection to this application and in fact I am quite supportive to the proposal.
Department of Transport Highways Division
Conditional No ObjectionDo Not Oppose subject to the imposition of the following conditions
Conditions requested: A vehicle turning facility is provided to permit vehicles to egress the driveway in forward gear; Three off street parking spaces are required to serve the needs of the existing and proposed development
Department of Transport Drainage Division
Conditional No ObjectionNO OBJECTION In principle subject to:
Conditions requested: The Applicant, to discuss the landscaping with the Drainage Division prior to submitting a detailed application.; The line of the sewer must be identified before development work commences. The sewer must be fully protected whilst all building works are being carried out. No part of the proposed development may be constructed, nor any trees planted, within three metres of any public sewer either at the time of construction or at any time in the future.
Jurby Parish Commissioners
No Objectionhave no objections thereto
The Planning Committee refused approval in principle for a single-storey agricultural dwelling in open countryside, citing lack of real agricultural need per Planning Circular 3/88 and conflict with countryside protection policies in Planning Circular 1/88. The appellant argued the 105-acre East Sartfield farm is viable, lacks a dwelling, and financial pressures would force sale of the nearby East Sartfield farmhouse. The Council maintained no additional dwelling is needed given existing nearby accommodation and financial issues are not material. The inspector found the appellant a bona fide farmer but concluded there was insufficient evidence of labour needs or business plan to justify a new dwelling, especially with existing farmhouse nearby, and upheld refusal to protect countryside from erosion by development. The appeal was recommended to fail.
Precedent Value
Reinforces strict policy test for agricultural dwellings in countryside: must provide robust evidence of real need (labour, DAFF input, business plan) beyond viability projections; personal finances irrelevant; severance schemes viewed suspiciously to prevent policy circumvention.
Inspector: G Farrington
