20 March 2007 · Planning Committee
Field No 432308, Ballavell Farm, Grenaby Road, Ballasalla, Isle Of Man, IM9 3dp
The proposal was for approval in principle to erect a farm worker's bungalow in Field No 432308, a small triangular half-acre field approximately 150 yards from the main farmyard at Ballavell Farm, a 237-acre dairy and beef farm on Grenaby Road, Ballasalla.
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The Planning Committee rejected the case officer's recommendation to approve, determining that the farm's labour requirement is three full-time workers but three dwellings already exist on the holding…
New Agricultural Dwellings
Requires evidence of real agricultural need to offset general objections to rural dwellings, details of past accommodation and occupancy, and siting within/adjoining main farm buildings group. Officer found need proven via DAFF report but Committee deemed existing 3 dwellings sufficient; siting tested as detached small field but officer accepted due to access/screening/limited ag value while Committee found visual harm and severance risk.
Residential Development - Houses in the Countryside
Discourages new houses in countryside except where agricultural need demonstrated; prefers siting in villages or building groups. Applied as general restraint; need insufficient to justify exception per Committee despite officer/DAFF support.
Do not oppose subject to conditions on parking, turning and sight lines
Supports as farm generates need for 3 full-time workers (6,061 standard man hours); current family labour meets this but third dwelling justified for second resident worker subject to ag tie
Do not object following additional information
Recommended permitted subject to conditions
Mixed responses including IoM Water Authority requesting standard connection condition, DAFF supporting with agricultural tie, Highways conditional no objection, Malew Parish initially objecting but later no objection after additional information, and objections from SPMC&E and individual Andrew Jessopp citing insufficient justification.
Key concern: No case made for agricultural need and proposed site detached from farm-building groups (SPMC&E)
IoM Water Authority
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes
Conditions requested: condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws; For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49
Department of Agriculture Fisheries and Forestry
Conditional No ObjectionI support the application as being based on agricultural need for a second resident worker, subject to the application of an agricultural tie based on full time employment or recent retirement from full time employment in agriculture.
Conditions requested: subject to the application of an agricultural tie based on full time employment or recent retirement from full time employment in agriculture
Malew Parish Commissioners
ObjectionThe Commissioners wish to notify you that they object to this Planning Application. They considered that insufficient information was given, but would reconsider their decision if better details were available.
Malew Parish Commissioners
No ObjectionFollowing additional information received, the Commissioners wish to notify you that they do not object to this Planning Application.
Highway Services Division
Conditional No ObjectionDo not oppose subject to the imposition of the following conditions
Conditions requested: Two off street parking spaces are provided within the curtilage of the dwelling.; An on site turning facility is provided within the curtilage of the dwelling to permit vehicles to exit the site in forward gear.; Sight lines of 2 metres by 18 metres shall be provided to facilitate safe access in and out of the proposed site.
Society for the Preservation of the Manx Countryside & Environment
ObjectionFarmers must think they can order Agricultural Worker’s Dwellings off the shelf! No 'CASE' whatsoever is made for this one.; the Society therefore STRONGLY OBJECTS.; It is not clear whether the drawing submitted – which seem to show a building composed of several 'growth-episodes' are intended to illustrate the existing or the proposed property?
The original application (06/01877/A) for approval in principle for a farm worker’s bungalow was refused by the Planning Committee due to insufficient agricultural need to justify a further dwelling in the countryside and inappropriate location. The appellant argued for need due to his son's full-time employment on the expanding 237-acre farm, supported by the Director of Agricultural Services, and that existing dwellings are occupied by retired family members, with the site being of low agricultural value. The Council defended the refusal citing three existing dwellings meeting the three-worker need and visual impact from separation from farm buildings. The inspector accepted agricultural need for three workers and the son's requirement for on-site accommodation but concluded that three dwellings already exist, making a fourth unwarranted despite family circumstances, though the location would have been acceptable if need was met. The appeal was dismissed on 3 July 2007, upheld by the Minister on 19 July 2007.
Precedent Value
This appeal demonstrates that even with verified worker need and expert support, existing dwellings (even if sub-optimally occupied by retirees/family) can preclude additional agricultural housing; applicants must show current active occupation aligns with permissions or pursue lawful use certificates, prioritising conversions over new builds.
Inspector: Neil A C Holt
