10 March 2008 · Planning Committee
Field 130136, Bride Road, Ramsey, Isle Of Man, IM7 4ab
R.W.B Farms Ltd applied for approval in principle to erect an agricultural worker's dwelling on the site of a derelict single-storey stone building within Field 130136, located on the western side of Bride Road in Lezayre, an unzoned 'white land' area of high landscape value.
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The officer accepted the agricultural justification, noting the 400-acre farm requires 3.78 labour units per DAFF calculations and the need for on-site presence for outdoor calving, satisfying Housing…
General Policy 3
Restricts development outside zoned areas except for essential agricultural workers housing (referencing Housing Policies 7-10). The officer assessed the proposal as qualifying under this exception due to proven need, but it failed subsequent siting tests under referenced policies.
Environment Policy 2
Protects Areas of High Landscape or Coastal Value and Scenic Significance (AHLV), prioritising landscape character unless no harm or location essential. The 95m driveway deemed to cause 'significant adverse visual impact' in AHLV, with no essential location justification provided.
Housing Policy 7
Permits new agricultural dwellings only in exceptional circumstances with demonstrated real need. Officer confirmed need proven via DAFF labour units (3.78) for 400-acre farm with 24-hour calving supervision.
Housing Policy 9
Requires agricultural dwellings to be sited within/immediately adjoining main farm buildings, well set back from highway, and approached via existing farm access. Site failed first and third criteria; only setback from Bride Road complied.
Do not oppose subject to the imposition of a condition in relation to parking and on-site turning facility
no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice
no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice
Society for the Preservation of the Manx Countryside & Environment (SPMCE) opposes the application due to unsatisfactory siting and lack of convincing case for a new countryside dwelling; Lezayre Parish Commissioners refuse due to location and concerns over agricultural status; utilities and highways raise no objections but request standard conditions.
Key concern: unsuitable isolated location not grouped with farm buildings
Society for the Preservation of the Manx Countryside & Environment
ObjectionThis little abandoned building stands out quite significantly when travelling along Bride Road and is a MOST UNSUITABLE site for a new dwelling, ‘agricultural’ or otherwise.; In the absence of a CONVINCING CASE and because of the unsatisfactory siting, the Society must OPPOSE this application.
Isle of Man Water Authority
Conditional No ObjectionSee Note (2)
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 loMWA Customer Services, tel. 69 59 49
Manx Electricity Authority
Conditional No ObjectionSee Note 2
Conditions requested: condition of planning be that the applicant must contact the Authority
Andrew Jessopp
Conditional No ObjectionProposal appears justified on the information provided, but the location is an issue. I think it should be closer to the existing building group.
Lezayre Parish Commissioners
ObjectionRefused – Majority 2-1.
Conditions requested: any new applications have the stipulation that the agricultural status would always be maintained and never allowed to be taken off in the future
Department of Transport, Highways Division
Conditional No ObjectionDo not oppose subject to the imposition of the following conditions
Conditions requested: Off street parking shall be provided within the curtilage of the proposed dwelling in accordance with the Isle of Man Strategic Plan.; An on site turning facility will also be provided within the vicinity of the parking area such that vehicles can turn on site and re-enter the highway in a forward gear.
The original application for approval in principle for an agricultural workers dwelling was refused primarily because the proposed site was not within or immediately adjoining the main group of farm buildings nor accessed via the existing farm access, contrary to Housing Policy 9, and would have adverse visual impact from the access track under Environmental Policy 2. The appellant argued the site was the most suitable from a farming and visual perspective, approximately 200m from the farmhouse on a brownfield site, with no viable alternatives near the farm due to health, visual, and practical issues, and no suitable buildings for conversion. The council accepted the agricultural need but insisted on policy-compliant location. The inspector accepted the agricultural justification but found the site failed Housing Policy 9's key criteria, prioritising strict policy over appellants' preferences, and recommended dismissal. The Minister accepted the recommendation on 30 July 2008, confirming the refusal.
Precedent Value
This appeal demonstrates that even robustly evidenced agricultural need is insufficient if the site fails strict locational criteria in Housing Policy 9; future applicants must prioritise policy-compliant sites near main farm buildings with farm access, or risk dismissal regardless of personal/farming rationale.
Inspector: John S Turner
