13 February 2023 · Planning Committee
Field 124429, The Lhen, Andreas, Isle Of Man, IM7 3eh
The proposal seeks outline approval (agreement in principle) for a new dwelling to house farm workers on an active farm of 144.65 acres (expandable to 350 acres), located in field 124429 east of the existing farm buildings and south of a pond.
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The officer found sufficient agricultural justification to override the presumption against new countryside dwellings under General Policy 3(f), as the farm requires expansion from 1.37 to 3.05 labour…
General Policy 3
Presumes against countryside development but allows essential agricultural housing (f). Officer assessed real need via labour units, succession, and no alternatives, justifying exception.
Housing Policy 7
New agricultural dwellings only in exceptional circumstances with real need. Satisfied by farm scale (144-350 acres), labour requirements, and family succession despite part-time start.
Housing Policy 8
Requires agricultural occupancy condition. Applied via condition 5 restricting to persons solely engaged in agriculture.
Housing Policy 9
Dwelling must adjoin farm buildings, setback from highway, via existing access. Site east of buildings, 626m track from A10, compliant.
Environment Policy 1
Protects countryside unless overriding need. Agricultural justification outweighed protection; no adverse effects.
Environment Policy 15
Agricultural buildings/dwellings near existing groups if sympathetic. Siting practically close to farm group acceptable.
Transport Policy 4
Highways must accommodate traffic safely. Existing access adequate with visibility splays; DOI no objection.
Time limit
The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters. Reason: To comply with article 26 of the Town and Country Planning (Development Procedure) Order 2019
Reserved matters approval
Approval of the details of siting, design, external appearance of the building, internal layout, drainage, means of access, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced. Reason: To comply with the Town and Country Planning (Development Procedure) Order 2019.
Reserved matters application time limit
Application for approval of the reserved matters shall be made to the Department before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved. Reason: To avoid the accumulation of unimplemented planning approvals.
Highway details
The application for the reserved matters must include the following highway information: i. Site access surfaced for first 5m from carriageway edge with surface water drained into the site. ii. Plot Access. iii. Pedestrian and vehicle arrangements within the plot, including bicycle and car parking, garaging etc. iv. Car parking to adopted standard and bicycle parking to MfMR criteria. v. Waste bin storage. vi. Surface water drainage. Reason: the submitted information does not demonstrate how these matters will satisfactorily be addressed.
Agricultural occupancy restriction
The occupation of the dwelling hereby approved shall be limited to a person engaged or last engaged solely in agriculture on the Isle of Man, and any resident dependants or a widow or widower of such a person. Reason: The site is in an area where new dwellings are not normally approved except where an agricultural need has been established and accepted by the Department.
Demolition if need ceases
Once constructed, if the dwelling is no longer required or occupied by persons engaged in agriculture, in accordance with condition 5 above for a period exceeding 12 months, it must be demolished and the ground returned to part of the surrounding fields. Reason: an exception to the general presumption against development is being made on the basis of agricultural need and should that need no longer be present, there is no justification for the dwelling and it should be removed.
Residential curtilage approval
Notwithstanding the requirements of Condition 2 approval of the details of the new residential curtilage be shall also be obtained from the Department in writing before any development is commenced. Reason: To comply with the Town and Country Planning (Development Procedure) Order 2019.
No opposition subject to conditions for highway details at reserved matters stage including access surfacing, parking, drainage.
No objection.
Highways Development Control raises no objection subject to conditions for detailed access, parking, and drainage arrangements at reserved matters stage. Andreas Parish Commissioners have no objection.
Key concern: No indicative layout submitted
Department of Infrastructure Highways Development Control
Conditional No ObjectionThe proposal is acceptable from the viewpoint of highways.; Highways Development Control raises no opposition subject to condition for submission of further details as plans and documents for approval in writing prior to commencement, such as at the reserve matters stage; Recommendation: DNOC
Conditions requested: Site access surfaced for first 5m from carriageway edge with surface water drained into the site prior to commencement; Plot Access details for approval in writing prior to commencement; Pedestrian and vehicle arrangements within the plot, including bicycle and car parking, garaging etc. for approval prior to commencement; Car parking to adopted standard and bicycle parking to MfMR criteria prior to commencement; Waste bin storage details prior to commencement; Surface water drainage details prior to commencement
Andreas Parish Commissioners
No ObjectionAndreas Parish Commissioners have no objection to this application.
