25 July 2008 · Planning Committee
Field 134898, Narradale Road, Narradale, Sulby, Isle Of Man, IM7 2ha
The proposal involves a single-storey farm worker's dwelling finished in Manx stone and render with natural slate roof, plus a detached double garage, on unzoned white land within a High Landscape Value area at Narradale West Farm.
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The officer found the farm 'on the threshold of the 1 total labour unit' after expansion to 170 acres (from 85), stock increases (55 cattle incl.
General Policy 3
Permits development outside zoned areas only for exceptions incl. (a) essential ag worker housing (cross-ref HP7-10). Officer assessed farm expansion/labour threshold met DAFF criteria for exception, akin to precedent.
Environment Policy 2
Protects High Landscape/Coastal Value/Scenic areas unless no harm or essential location. Essential for stock welfare justified; design/screening (banking/trees) ensured no harm to character.
Housing Policy 7
New ag dwellings only in exceptional circumstances with real need. DAFF confirmed emerging full-time business (0.96 units post-expansion), Young Farmer grant, pedigree stock.
Housing Policy 8
Ag tie occupancy condition required. Applied via C3; personal tie to Huxham (C6) due to part-time finance role ending soon.
Housing Policy 9
Ag dwelling siting: (a) adjoining farm buildings, (b) set back from highway, (c) existing access. Sited before barn, screened from road, existing farm access.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the agricultural workers dwelling as proposed in the submitted documents which are date-stamped 25th February 2008 and 8th April 2008.
Agricultural occupancy tie
The dwelling may be occupied only by a person or persons engaged or last engaged solely in agriculture; or a widow or widower of such a person, or any resident dependants.
Roof materials
The roof(s) must be finished in dark natural slate.
Visibility splays
In the interests of road safety visibility splays of 2 metres by 18 metres are required to be provided prior to the occupation of the dwelling.
Personal occupancy restriction
This permission may be taken up only by Mr Carl W H Huxham.
Materials approval
Prior to the commencement of any building operations there must be submitted to and approved by the Planning Authority samples of the external render of the proposed dwelling.
Do not oppose subject to visibility splays condition
Support subject to expansion, ag tie, no alternative housing
no objection if no alternative accommodation available
The original application (08/00369/B) for a farm worker's dwelling with detached garage was approved by the Planning Committee despite concerns over agricultural justification and landscape impact. Multiple third parties (Mr & Mrs J Allen, Mr A G Hewitt & Ms J Hulme, Mr P R Quayle, Mr & Mrs H R Quayle, and Lezayre Parish Commissioners) appealed the approval, arguing lack of real agricultural need, non-viable farm unit, isolated/exposed site contrary to Environment Policy 15, and adverse landscape impact under Environment Policy 2. The independent inspector assessed the site as unsuitable for residential development due to its visibility in the open hillside landscape and found insufficient proof of a viable agricultural holding based on owned land alone, with rented land on short-term leases not establishing real need under Housing Policies 7,8,9,10 and Planning Circulars 1/88, 3/88. The inspector distinguished the case from a Jurby precedent and recommended allowing the appeals. The Minister concurred with the inspector's conclusions, allowed the appeals, reversed the Planning Committee's approval, and issued a formal refusal citing lack of substantiated agricultural need and contravention of Environment Policy 2.
Precedent Value
Demonstrates strict application of functional need test requiring proof of viable holding on owned land before rented/short-term additions; isolated hillside sites even adjacent to barns fail EP2/EP15 despite road screening. Future applicants must establish full-time agricultural engagement and business viability pre-application, prefer clustered/infill sites.
Inspector: John S Turner
