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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 25/90786/B Applicant : Mr Thomas Downey Proposal : Erection of an agricultural building Site Address : Ballaglonney Farm Ballacutchel Road Santon Isle Of Man IM4 2HU

Planning Officer: Paul Visigah Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 30.10.2025 __

Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions

C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

C 2. The building shall be used solely for purposes associated with agriculture or horticulture and for no other purpose, including any equestrian, commercial, or residential use.

Reason: The development has been approved as an exception to countryside protection policies on the basis of a specific agricultural and horticultural need.

C 3. In the event that the building hereby approved is no longer required for agricultural or horticultural purposes, or if such use ceases for a continuous period exceeding 18 months, the structure and any associated hardstanding shall be removed, and the land restored to its original condition suitable for farming. A restoration plan detailing the steps to achieve this shall be submitted to and approved in writing by the Department within one month of cessation. The approved restoration plan shall be implemented in full within three months of its approval.

Reason: The building has been exceptionally approved to meet a specific agriculture/horticulture need, and its retention without such use would result in an unjustified intrusion into the countryside, contrary to GP3 and EP1

C 4. The external materials of the building shall be as specified on Drawing No. 04 Rev A and shall be retained in accordance with those specifications thereafter following completion.

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Reason: To ensure the development integrates appropriately with its rural surroundings, in accordance with EP15 and STP5.

C 5. Prior to the installation of any external lighting associated with the agricultural building hereby approved, a detailed lighting scheme shall be submitted to and approved in writing by the Department. The scheme shall be designed in accordance with the recommendations of the Bat Conservation Trust and Institution of Lighting Professionals (ILP) Guidance Note 8: Bats and Artificial Lighting (12 September 2018), to minimise disruption to nocturnal wildlife and avoid unnecessary light spill into the surrounding countryside.

The submitted scheme shall include: o Scaled drawings and specifications of all proposed lighting columns and fittings; o Details of luminance levels, hours of operation, and control mechanisms; and o Mitigation measures to reduce light pollution and ecological disturbance.

The development shall thereafter be carried out and operated in full accordance with the approved scheme.

Reason: To ensure that artificial lighting does not adversely affect biodiversity or the character of the rural environment, in accordance with Environment Policies EP1 and EP4.

C 6. No hedgerows adjacent to the application site shall be removed, damaged, or otherwise disturbed during the construction of the development. Prior to commencement of development, a hedgerow protection plan shall be submitted to and approved in writing by the Department. The plan shall include details of protective fencing to be erected in accordance with BS 5837:2012 or an equivalent standard, and shall identify the location, specification, and timing of installation. The approved fencing shall be installed prior to any site works and shall remain in place for the duration of construction. It shall only be removed following completion of all external works.

Reason: To ensure appropriate safeguarding of existing hedgerow features during construction and prevent biodiversity loss or landscape degradation, in accordance with Environment Policies EP1 and EP4.

This application has been recommended for approval for the following reason. The proposal accords with the Strategic Plan (2016) and the Area Plan for the East when read as a whole. It represents an essential agricultural building that satisfies the exception criteria under General Policy 3(f) and the definition of agriculture in the Town and Country Planning Act 1999. The operational need is clearly demonstrated for the scale of the holding, and the building is proportionate in size and design, consistent with Environment Policy 15. Its siting adjacent to existing structures, use of appropriate materials, and partial sunken design minimise visual impact in accordance with Strategic Policy 5. The development avoids the loss of high-quality agricultural soils (EP14) and does not result in significant biodiversity impacts (EP1, EP4, STP4).

Plans/Drawings/Information;

This decision relates to the following drawings and documents: Drawings: o 01 - Location Plan o 02 - Existing Site Plan o 03 - Proposed Site Plan o 04 - Proposed Plans and Elevations Documents and Correspondence: o Cover Letter - Submitted 09 September 2025 o Document Register - Submitted 09 September 2025

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o Email Correspondence with Photographic Evidence from Agent received 23 October 2025. __

Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal: o DOI Highways - No objection __

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application site sits within Ballaglonney Farm which is located on the eastern side of Ballacutchel Road, positioned about 400m north of Ballacutchel Farm which is also situated along the Ballacutchel Road. The site area includes the principal farmhouse and a range of agricultural outbuildings. These are positioned within an enclosed yard area, with the wider landholding extending outward in multiple directions. The site boundaries are defined by mature hedgerows, tree belts, and post-and-wire fencing, which provide a sense of enclosure at close range and reinforce the rural character of the holding.

1.2 The site sits within a predominantly agricultural landscape, characterised by irregular field parcels and scattered farmsteads. It is accessed from Ballacutchel Road via a private track leading directly to the farm complex. The surrounding area is sparsely developed, with only occasional dwellings along the local road network, reinforcing the sense of openness typical of this part of Santon.

1.3 The topography is gently undulating, creating a varied visual experience. While the farmstead is well-contained in near views by boundary vegetation, the changing landform allows for distant views from higher ground and longer sightlines across the countryside. In such views, the farmstead would generally be perceived as a compact group of rural buildings. The wider setting is defined by rolling green fields, hedgerows, and occasional tree groups, typical of the southern Manx countryside.

2.0 THE PROPOSAL 2.1 Planning approval is sought for the erection of an agricultural building. The steel-framed structure intended for agricultural storage and operational use.

2.2 The building would have a rectangular footprint measuring approximately 19.1m in length by 12.1m in width, with a single pitched roof rising to a ridge height of 5.6m and an eaves height of 4.0m. The total floor area would be approximately 231 sqm.

2.3 The external elevations comprise a lower section of concrete panels rising to approximately 2m in height, with the upper wall sections finished in green metal sheet cladding. The roof is finished in green metal sheet roofing with a vented ridge and includes ten rooflights; five on each roof plane to allow natural light into the building. The north elevation includes a pedestrian access door and a large metal-finished roller shutter door.

2.4 The building is positioned at the western end of the farm group, approximately 2m from an existing agricultural shed located immediately to the east. The western elevation would be approximately 82m from Ballacutchel Road. The soil would be graded either side of the side elevations. 2.5 The proposal includes alterations to site levels, with the ground floor level set at 155.8m above the established datum. The roof ridge would sit at 161.4m, resulting in a partially sunken appearance that helps reduce the building's visual prominence when viewed from surrounding fields and the highway.

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2.6 The application is supported by a cover letter which explains the operational need for the development. It states that the applicant's family has reverted the 60-acre holding from equestrian use back to a working sheep and cattle farm, now accommodating around 100 sheep and 30 cattle. The proposed barn is essential to provide additional winter housing for livestock, ensuring welfare standards and enabling safe and efficient feeding. The building would be located primarily on an area of existing hardstanding and adjacent to existing farm buildings, consistent with policy guidance to cluster new agricultural structures within established building groups to minimise visual and environmental impact. The design and materials; green metal sheet cladding and profiled metal roofing, are typical of agricultural buildings and sympathetic to the rural character of the area.

3.0 PLANNING POLICY 3.1 Site Specific: 3.1.1 The site lies within an area not designated for development on the Area Plan for the East. The site is not within a Conservation Area or prone to flood risks. There are no protected trees on site and the site is not within a Registered tree area, although it sits about 68m west of a registered tree area within the border farm holding.

3.2 National: STRATEGIC PLAN (2016) 1. General Policy 2 - 'Development Control' considerations. 2. General Policy 3 - presumption against development outside allocated sites, other than specific exceptions which include, (f) "building and engineering operations which are essential for the conduct of agriculture or forestry". 3. Environment Policy 1 - protection of countryside and its ecology. 4. Environment Policy 4 - protection of ecology and designated sites/protected species. 5. Environment Policy 15 - Development of agricultural buildings in the countryside. 6. Strategic Policy 1 - Efficient use of land and resources 7. Strategic Policy 4 - development proposals must protect or enhance the nature conservation and landscape quality of urban as well as rural areas. 8. Strategic policy 2 - Priority for new development to identified towns and villages 9. Strategic Policy 5 - Design and visual impact 10. Spatial Policy 5 - Development in countryside only in accordance with General Policy 3. 11. Transport Policy 4 - Highway capacity and safety considerations.

3.3 The Town and Country Planning Act 1999 3.3.1 This document defines agriculture to include horticulture, fruit growing, seed growing, dairy farming, the breeding and keeping of livestock (including any creature kept for the production of food, wool, skins or fur, or for the purpose of its use in the farming of land), the use of land as grazing land, meadow land, market gardens and nursery grounds, and the use of land for woodlands where that use is ancillary to the farming of land for other agricultural purposes, and "agricultural" shall be construed accordingly."

4.0 OTHER MATERIAL CONSIDERATIONS 4.1 The Department's Biodiversity Strategy is capable of being a material consideration. It seeks to manage biodiversity changes to minimise loss of species and habitats, whilst seeking to maintain, restore and enhance native biodiversity, where necessary.

4.2 Isle of Man Agricultural Strategy 2024 4.2.1 Section 4.2 Economy "All Manx people benefit from a strong and growing agricultural sector and the jobs it supports. Manx farmers are paramount to local food security, they put food on the nation's plates and money into the economy. They are also the custodians of the landscape and environment that is so highly prized by all. Feeding the local population requires an industry to be innovative, well-informed, well supported, market-savvy and investing for the future. The Island's abattoir, creamery and flour mill are key to accessing local markets along with exports. We

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need to ensure their long-term financial stability and contribution to the Island. The Island needs the ability to access markets, seek the rewards that they deserve which will grow and strengthen the role of agriculture within the Island's economy, increasing the financial resilience of our Agri-Food sector. By aligning our Food Security Strategy with the Agricultural Strategy, we will be able to take action to reduce and replace food imports as part of developing diversified income streams. Utilising land-based solutions and our farming industry to be part of the solution to the Island's energy security will require the land use framework to provide a steer on the best use of land, ensuring that Manx farming is productive and profitable, without impacting on the conservation role farmers also play. Opportunities exist for the development of a sustainable bio-economy where the biosphere is harnessed by farmers to create marketing opportunities both on and off-island. Access to high-value markets and marketing opportunities is essential for the Agri-Food sector to grow, innovate, attract investment, contribute to the economy and deliver land-based solutions to the Island's residents."

5.0 PLANNING HISTORY 5.1 The application site was the subject of an application for Erection of stable block to replace existing barn under PA 02/01189/B. this application was refused by the Planning Committee on 07.02.2003 but permitted on Review.

6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

6.1 DOI Highways find the proposal to have no significant negative impact upon highway safety, network functionality and/or parking as the existing access and proposed site layout is acceptable for the proposals (22 September 2025).

6.2 Braddan Parish Commissioners have not made any comments on the application although they were consulted on 17.09.2025.

6.3 DEFA Forestry have not made any comments on the application although they were consulted on 17.09.2025.

6.4 DEFA Ecosystem Policy Team initially raised concerns regarding potential hedgerow loss (06 October 2025). Following submission of photographic evidence by the applicant confirming that the barn would be set further from the hedge and that no removal is proposed, they advised that no further action is necessary provided a condition is applied to prevent hedgerow removal during development (24 October 2025).

6.5 No comments have been received from neighbouring properties.

7.0 ASSESSMENT 7.1 The fundamental issues to consider in the assessment of this planning application are; 1. The principle of the development; 2. The visual or amenity impacts on the character and appearance of the countryside; 3. Potential Impact on biodiversity and trees.

7.2 THE PRINCIPLE OF THE DEVELOPMENT (GP3, EP1, EP 15, and TCPA) 7.2.1 In assessing the principle of the proposed development, it is considered that the site lies outside areas designated for development as per the Area Plan for the East and therefore falls under the presumption against development in the countryside, as set out in General Policy 3. However, GP3 allows for exceptions where development is essential for the conduct of agriculture or forestry. The Town and Country Planning Act 1999 also defines agriculture

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broadly, including livestock keeping and land used for grazing, which applies directly to the current use of the site.

7.2.2 The supporting documentation confirms that the holding has reverted from equestrian use to active agricultural use, now accommodating approximately 100 sheep and 30 cattle across a 60-acre landholding. This represents a moderately scaled mixed livestock operation, where the need for dedicated winter housing and operational storage becomes increasingly critical to maintain animal welfare, facilitate feeding routines, and ensure biosecurity. The proposed building, with a floor area of 231 sqm, is considered proportionate to the scale of the enterprise, offering sufficient covered space to house livestock during adverse weather periods and to store feed for daily operations. The building's footprint and internal volume are not excessive relative to the herd size and land area and instead reflect a practical and efficient response to the operational demands of the holding. As such, the proposal is consistent with the definition of agriculture under the Town and Country Planning Act 1999 and satisfies the exception criteria under GP3(f), which permits development essential for the conduct of agriculture.

7.2.3 The building is to be located adjacent to existing agricultural structures and largely on existing hardstanding, which aligns with Environment Policy 15, encouraging clustering of new agricultural buildings to minimise landscape and environmental impacts. The operational need is clearly articulated and substantiated, and the proposal supports the objectives of the Isle of Man Agricultural Strategy 2024, particularly in enhancing local food security, supporting the viability of the agricultural sector, and promoting investment in infrastructure that enables sustainable livestock farming.

7.2.4 Crucially, the scale and design of the proposed building is proportionate to the operational requirements of the holding. With a herd size of 130 animals, the provision of 231 sqm of covered space is both reasonable and necessary to ensure adequate shelter, feeding space, and welfare management during winter months. The building's dimensions, 19.1m by 12.1m with a ridge height of 5.6m, are typical of modern agricultural structures and reflect a practical response to the needs of a medium-scale mixed livestock operation. The proposal therefore satisfies the requirement under EP15 that agricultural buildings be essential and appropriately scaled to the agricultural activity they support.

7.2.5 Overall, the proposal is considered acceptable in principle. It meets the exception criteria under GP3, is demonstrably essential for the conduct of agriculture at the scale currently operated on the holding and aligns with EP15 and the broader strategic objectives of the Agricultural Strategy and TCPA.

7.3 VISUAL IMPACTS (EP15, EP2, STP5 and GP2) 7.3.1 The building is designed with agricultural materials, green metal sheet cladding and profiled roofing, and includes features such as a vented ridge and rooflights that are typical of rural agricultural structures. The building is partially sunken into the landscape, with the finished floor level set at 155.8m and the ridge at 161.4m, which helps reduce its visual prominence given this level is considerably lower than the level of the adjoining field and highway.

7.3.2 The siting of the building approximately 2m from an existing shed and within the established farm group satisfies the clustering requirement under EP15. The use of subdued colours and materials sympathetic to the rural setting further supports compliance with Strategic Policy 5, which seeks to ensure that development proposals are visually appropriate and do not detract from the character of the countryside.

7.3.3 It is also worth noting that the surrounding landscape is defined by mature hedgerows and tree belts, which provide screening in near views. While distant views are possible due to

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the undulating topography, the compact form and agricultural character of the building would ensure it is perceived as part of the existing farm group rather than an intrusive feature.

7.3.4 Given the factors highlighted above, it is considered that the proposal is acceptable in terms of visual impact, complying with EP15, GP2, and STP5. The siting, design, and materials are appropriate to the rural context and would not result in significant harm to the character or appearance of the countryside.

7.4 OTHER MATTERS LOSS OF AGRICULTURAL SOILS (EP14 & Paragraph 7.13.1) 7.4.1 The proposal is located on existing hardstanding, significantly reducing any loss of productive agricultural soils. Environment Policy 14 seeks to avoid the loss of high-quality agricultural land (Classes 1/2, 2/3, or 3/2). The site is classified as Class 3 and therefore does not fall within these protected categories. Accordingly, the development would not result in the loss of high-quality agricultural land nor compromise the agricultural potential of the wider holding.

BIODIVERSITY IMPACTS (EP1, EP4, STP4) 7.4.2 The proposed development is sited on previously disturbed ground and avoids encroachment into tree belts or ecologically sensitive areas. While the proximity of the barn to a hedgerow initially raised concerns, the final siting ensures that no direct impact would occur. The retention of the hedgerow as part of the site layout maintains habitat continuity and landscape structure. Subject to a condition securing its protection during construction, the proposal would not result in habitat fragmentation or significant biodiversity loss. The development is therefore considered to accord with Environment Policies EP1 and EP4 and Strategic Policy STP4, which seek to safeguard ecological networks and minimise disruption to native species.

8.0 RECOMMENDATION 8.1 The proposal represents an essential agricultural building that satisfies the exception criteria under General Policy 3(f). The operational need is clearly demonstrated for a 60-acre mixed livestock holding, and the scale and design of the building are proportionate to that need, consistent with Environment Policy 15. The siting adjacent to existing structures, use of subdued materials, and partial sunken design ensure compliance with Strategic Policy 5 and EP15 by minimising visual impact and maintaining rural character. No significant biodiversity impacts arise (EP1, EP4, STP4), and the development avoids the loss of high-quality agricultural soils (EP14). The proposal is, therefore considered to accord with the development plan when read as a whole, and is recommended for approval.

9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).

9.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases). o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.

9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.

9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

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o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure, and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.

9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity, they cannot be given the Right to Appeal. __

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.

Decision Made : Permitted

Date: 30.10.2025

Determining Officer

Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/ customers and archive record.