**Document:** Statement
**Application:** 24/91306/B — The erection of a new farmhouse and agricultural barn
**Decision:** Permitted
**Decision Date:** 2025-02-14
**Parish:** Marown
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/33534-braaid-fields-321756-324673-dwelling-outbuilding/documents/1078507

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# Statement

PLANNING STATEMENT Applicant: Ian & Carol Kelly Address: Fields 321756, 324673, 324674, adjacent to A26, The Braaid, Marown Details of Application: To erect a new farmhouse with an attached garage, and a new agricultural barn. Introduction: The applicants have been tenant farmers for the majority of their working lives, they currently live in a privately rented accommodation, which belongs Mr Kelly’s cousin’s, but they have no security for the future, moving in to their present accommodation on what was a short term basis some 22 years ago, but still there is no security for the future as they themselves have grown up children with a keen interest in farming. The Applicants current home is some distance away from any of the land they farm, and it has no outbuildings or indeed any off-road parking, which is not ideal for machinery and tractors on the (narrow) road when they need to be maintained and repaired!

The applicants are sheep farmers and have no facilities close to home they can utilise for lambing and must spend a lot of precious time driving back and forth to the sheep, bringing home lambs that need nurturing which needs an electricity supply so they can be revived before returning to their mothers as and when ideally timed, this must happen any time of day & throughout the night.

Having been unable to secure an affordable property on the open market, over the years it became clear that a way forward would be to purchase some land that may be appropriate to build a farmworkers house on, the applicants have approached at least twelve landowners (including some of their landlords) in the hope of buying some land but their requests have always been turned down. The applicants have taken guidance over the years from various planning officers going back to the time of Brian Sinden as to what would be a suitable location for such a development.

The proposed development would reintroduce a working farm to the Braaid Hamlet, which would take the hamlet back to its farming roots which seems to have been forgotten in recent times with the loss of the centuries old Braaid Farm which has totally lost its identity as a working farm, even the name of the farm has been changed with it now being known as Bluebell House. Also, the hamlet has lost its links with a bygone era which was intrinsically linked to the farming community with the Smithy and the smithy cottage being demolished to make way for a modern three storey dwelling now known as Holmcroft, and of course the Braaid Methodist Chapel which was demolished in 1980. (See photos in Appendix)

## New Farmhouse

- 1. Design of Farmhouse: At a meeting with Mr Paul Visigah held on the 9th of September 2022 it was suggested that the proposed farmhouse should be re-designed as a traditional Manx farmhouse with rendered elevations and an attached garage, with proportions that are typical of local vernacular farmhouses.

- 2. Position of Farmhouse: It was also suggested that the new farmhouse should be situated adjacent to the A26 Braaid Road, but in a position where there will be at least 21m separation distance to neighbouring properties so that there will be no possibility of overlooking and loss of privacy. This has been achieved as shown on the attached Proposed Block Site Plan. As shown on the proposed Block Site Plan the farmhouse will be situated

adjacent to the existing entrance gate and it will be set back 8m from the road and the existing hedgerow will be maintained to provide further privacy and screening.

The siting of the proposed development is within the curtilage of the Braaid hamlet, situated between Holmcroft and an existing stone barn in the corner of the adjacent field (See attached photos below) As there has been a working farm situated in the hamlet for many years until recently, it would be hard to argue that the proposed development would harm the character and quality of the landscape!

It would also be difficult to conclude that the development represents an unwarranted development that is detrimental to the amenity of the countryside, as what is more in keeping with the Manx countryside than a working farm. It is because of the work and effort put in by members of the farming industry that the countryside looks the way it does.

- 3. Succession in farming. It has been very evident that the applicants Son will naturally succeed his father in the family farm, and hence would continue to need the house and the barn, it also needs noting that his children are clearly already interested in farming indeed they all ‘own’ a small flock of loughtan sheep and one of them has goats of her own, so from what we can tell they will in turn succeed their father. All told, the applicants can see a long-term future for this house.
- 4. Agricultural occupancy condition. The applicants are fully aware that there will likely be ‘an agricultural occupancy condition’ placed on the house should the application be successful and are more than happy to accept this condition if placed.
- 5. Screening: It was also suggested that the existing hedge that borders the site and adjoins the A26 should be maintained so that the privacy that this hedge provides can be preserved. In addition, a new maple hedge will be planted at the southern boundary of the field number 321758 to provide further screening and privacy.
- 6. Tree & hedge planting scheme The applicants plan to embark on a hedge & tree planting scheme in conjunction with this application as detailed in the have attached landscaping plan drawn up by Ecology Vannin Consultancy services, this was drawn up at the time of their recent application to widen the field entrance.

## New Agricultural Barn:

The applicants have recently dismantled this barn from a farm, that had been sold to nonfarming people, as it was no longer required. Referring to the (attached) Rural Consultancy report, this barn is essential for efficient operation of their farming operation. also see a supporting letter from their farm Vet. (Letter to follow when available)

![An aerial view of a rural property with red boxes outlining specific buildings and land areas, including a label for an existing stone barn.](https://images.planningportal.im/2024/11/6942295.jpg)

![A photograph of a rural road with a red arrow pointing to a specific spot on the grassy verge, likely indicating the site for the proposed development.](https://images.planningportal.im/2024/11/6942296.jpg)

At a meeting with Paul Visigah, he also suggested that the proposed agricultural barn needs to be situated to the rear of the farmhouse and adjacent to the existing access track that leads to the other fields owned by the applicants.

Note: Please refer to the Proposed Block Site Plan for the details of the proposed works. Further Justifications for the Application

- 1.The house would be occupied by two farming families (Mr and Mrs Ian Kelly and their son Darren Kelly and his children)

The structure of the applicant’s farming operation is the sad reality of farming today, as land values bare absolutely no relation to its true farming value.

- As can be seen from the attached map there has been a wholesale dereliction of farms, with them having been sold to non-farming individuals.

The applicants have looked at other options without success, in 2020 they attempted to buy a house at a public auction adjoining their land at Newtown, Santon, but were unsuccessful. They also attempted to buy an agricultural worker’s house in Greeba around four years ago, after much wasted time they managed to raise the funds to buy the property only to find that the vendor had no intention of selling the property, as the house had only been placed on the market in an attempt to support an application to remove the agricultural occupancy condition. Also, the applicants have looked at numerous other parcels of land over recent years that have come on to the market but have declined from pursuing them as they felt that it would be unacceptable to expect to build a house and barn on them mainly because of their isolated geographical locations.

- 2.We feel the need for the proposed development has been well and truly justified. The remaining points are already articulated in answer to no 2. The applicants fully agree that the countryside needs to be protected for its own sake, so who better to protect the countryside than farmers who have looked after it for hundreds of years, however they need to be equipped to do so. Additionally in 2017 planning permission was granted for an extension and new access gates at Bluebell House (formerly Braaid Farm) planning application no 17/ 00770/B in which the area was described as following:

- 4.0 Planning Policy:
- 4.1 The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as Open Space. It is not recognised as being of High Landscape Value and Scenic Significance.

- 3. The house and barn are both essential for the acreage that the applicant and their son currently farm. The proposed development would be on their own land and is approximately one mile from the nearest part of the rest of the applicant’s farming operation.
- 4. The applicants sheepdogs are currently kept in a rented barn that has no power supply, 3.6 miles away (which entails a 7.2-mile round trip to tend to them at least twice a day) it is in an isolated location which is not ideal for their welfare, also the applicant trains sheepdogs for other farmers, which again entails a 7.2-mile round trip to undertake the training sessions, this work would be done on the fields surrounding the proposed new farmhouse on their land at the Braaid.
- 5.In the planning circular below, it is stated that in many cases farmhouses and cottages have been sold off to people who do not earn their living from agriculture. This is particularly true in the parish of Santon where the applicant’s land is mainly based, (there is now only one true farming unit left in the Parish out of the 31 farms that were originally in the parish, most of the others have been turned into residential properties). Most of the farms in the parish are now unrecognisable as farms and this puts them well beyond the means of most people engaged in agriculture were they to come on to the market. The Parish of Santon has seen a dramatic decrease in the number

- of farms in the parish, we believe this is due to its location lying in between Douglas and the airport, King Williams College and the Buchan School which has meant any properties with land in the parish have been highly sought after. It could be argued that the applicants and their son now farm what originally was nine farms, so this must surely justify the building of one property to service that amount of land.
- 6. Extract from Planning Circular “It is recognised that there have been considerable changes in the economy in the last twenty years. The number of people in full time agricultural employment has reduced for a number of reasons including increased mechanisation, reductions in the number of farms; and increases in the size of farm holdings. In many cases smaller farms have been amalgamated into larger units to increase economic viability. This has often been accompanied by the sale of former farmhouses and cottages to those who do not earn their employment in agriculture. At the same time there has been an increase in part time involvement in farming either where the income from agriculture is supplemented by other employment or where the person’s main employment is not in agriculture, but they farm on a part time basis. In considering the applications for new houses in the countryside the Department will give careful consideration to agriculture justification based on full time employment in agriculture. See also Section 8.9 in Chapter 8 – Housing.”
- 7. The house has been designed, in the traditional vernacular and to be as ‘in keeping’ as possible with the surrounding area, whilst also being as environmentally friendly as possible, with the aid of solar panels and air source heat pump and it would be thermally insulated to a high degree.
- 8. Previously Approved Dwellings It is worth noting that Planning Permission was previously granted in 1972 for two houses to be constructed in what was at the time the same field as this present application. However, the two houses were never erected. See attached planning documents
- 9. At the previous meeting of the Planning Committee held on 9th August 2022 to determine the previous application (Ref: 21/01444/B), it was stated that if the applicant’s get some proper advice and come back the committee will back them. We subsequently met with Planning Officer Paul Visigah on the 9th of September 2022 where he guided us on the correct location and design for the house. The applicants have also sought advice from people outside of the Planning Department.
- 10.please see the Rural Business Consultancy Report: regarding the agricultural need. See Appendix 3
- 11. Addressing remarks in previous application report by Planning Officer that the applicant only owns five acres whilst the rest of their land is rented which could be lost:

- (a) The applicants have rented most of that land for many years and have a total of nine different landlords.
- (b) In order to buy around 500 acres would require an investment of something like £4,500,000 to £5,000,000, which is not a realistic or affordable figure.

- 12. Future Food Security provided by local farming activities on the Island:

- (a) It is essential that local farming activities on the Isle of Man are encouraged and enabled to thrive. As the U.K. is only around 60% self-sufficient in food production combined with the looming food shortages in future, the Island sits in a very isolated and vulnerable position. So being totally dependent on the U.K. would be folly, it is essential that local farmers are supported and encouraged as much as possible. It is worth remembering that just over eighty years ago, every acre of land throughout the U.K. was commandeered to feed the nation. It is very worrying the number of farms along with the inherited infrastructure on the Island has been decimated in recent years. As Winston Churchill once said ‘’ Those who fail to learn from history are doomed to repeat it’. It is essential that home-gown food is as widely available as possible on the Island.

- (b) In a time of crisis such as a nuclear accident at the nuclear installation at Sellafield or the power station adjacent to Heysham Port, which would effectively shut down the port, or in the event of war or other hostilities, the more locally grown food produced on the Island the better.
- (c) Environmental issues: the further our food is transported to reach the Island the greater the environmental cost. For example, milk supplies being sourced by some UK supermarkets from as far afield as Poland, lamb from New Zealand, beef from Brazil, likely produced on land which would have been part of the Amazon Rain Forest. If we can promote more local farming and locally produced produce the environmental cost of bringing the food supplies to our shops will be greatly reduced.
- (d) As well as producing locally grown meat, dairy products, cereals, and vegetables our local farmers help to maintain the countryside in the well-run condition that we see all around us on the Island. If our land were not farmed and maintained this would result in areas of semi-wilderness without footpaths, with overgrown hedges, impassible lanes and pathways and a total dereliction of our beautiful natural landscape on the Island. It is without question that the farming industry played a pivotal role in the Island gaining its UNESCO Biosphere Status. A recent planning application (application no 23/00367/B) for an agricultural worker’s dwelling at Ballavitchel Farm in Marown was recently granted approval, these considerations appear to have been taken into account, the applicants’ circumstances and farming operation also appear very similar to Mr and Mrs Kelly’s situation.

- 13. Environmentally Friendly Results if the planning application is approved:

- (a) The proposed new farmhouse will be built to a high level of insulation and energy efficiency, including woodburning stove, an air-source heat pump and solar photo-voltaic panels for electricity generation.
- (b) By allowing the new farmhouse and barn to be situated on the land that is already owned and farmed by Mr Kelly, this will allow his farming activities to be centered on the new farm and this will result in much less travelling with a consequent saving in energy consumption, along with the tree and hedge planting scheme accompanying this application will go a long way in helping the farm gain its carbon credits going forwards into the future.

- 14. The reason other parcels of land rented by Mr Kelly & his son do not have buildings available is that these are not for sale or available for purchase by Mr Kelly, therefore the only use possible is on a rental basis. Whilst Mr Kelly does have the use of one rented barn, it has numerous deficiencies.

- a. it is 3.6 miles away from their current residence, which obviously involves a 7.2 mile round trip to attend to the dogs or any livestock needing attention which could be at any time of day or night
- b. it is in a very isolated position, which makes it almost impossible to keep secure.
- c. It has no electricity supply, which renders it unsuitable for carrying out repairs to machinery and for livestock welfare particularly at lambing time. Please see photo below which shows the parking area outside of the applicant’s present accommodation where machinery is currently repaired in the event of a breakdown, as can be seen it is wholly unsuitable and dangerous for both the applicants and passing traffic.

- 15. A list of former agricultural workers dwellings in Santon and the surrounding area which have had their agricultural workers tie removed has been attached in Appendix 2.as requested by Paul Visigah. We would like to particularly focus on Tandem, built on Sulbrick Farm.

![map or plan from page 5](https://images.planningportal.im/2024/11/6942297.jpg)

Mr & Mrs Kelly, previously lived and farmed at Sulbrick Farm (approximately 1mile away from the proposed site). Unfortunately, after buying the farm, it became unviable due to the high interest rates that prevailed at the time (around16%) this combined with a slump in the beef market as well as the wholesale milk price as a result of the BSE crisis, the farm became totally unviable so the decision had to be made to sell the property but carry on farming on the land that they rented.

- At the time there was an agricultural worker’s dwelling on Sulbrick Farm which was built alongside the farm lane on a plot of land gifted to the applicant’s brother, after the breakdown of their marriage his estranged wife stayed in the property. However, sometime after, she applied to have the farm workers restriction lifted. After taking advice from the then planning officer Mr Brian Sinden at which Mr Sinden told Mr and Mrs Kelly not to worry as she would have to prove that they would never need another farm workers house in future. So, with the planning officer’s words in mind, Mr and Mrs Kelly submitted an objection in which they stated that they had an eight-year-old boy who may well need a house in the future. In the Inspectors report he stated that the needs of an eight-year-old boy need not be taken into account. That eight-year-old boy, Mr Darren Kelly, is now 36 years old and farming 138 acres in his own right. The Planning Inspector also gave little credence to the needs of Sulbrick Farm itself but seemed more focused on the occupier of the dwelling (the applicant) who at the time worked as a PA to the head of Coutts Bank. Shortly after the restriction was lifted the property was sold on the open market and has since had a sizeable extension built on to it. Please see Photo below:

## Tandem farm workers bungalow showing its proximity to Sulbrick Farm.

![photograph from page 6](https://images.planningportal.im/2024/11/6942298.jpg)

- APPENDIX 1 The Old Smithy at The Braaid:

The former Methodist Chapel at The Braaid:

![A black and white photograph showing existing rural farm buildings and agricultural equipment in the foreground.](https://images.planningportal.im/2024/11/6942299.jpg)

![A black and white photograph showing a white, single-story building with a pitched roof and arched windows, resembling a small chapel or converted barn in a rural setting.](https://images.planningportal.im/2024/11/6942300.jpg)

## APPENDIX 2 - Former Agricultural Workers Dwellings with Agricultural Ties removed.

![A photograph of a large, single-story rural building with a pitched roof, featuring a garage door, mixed stone and rendered walls, and a driveway.](https://images.planningportal.im/2024/11/6942301.jpg)

![A photograph of a newly constructed white farmhouse with a brick extension, viewed from behind a black metal fence in a rural setting.](https://images.planningportal.im/2024/11/6942302.jpg)

- 1. Milandra, Knock Froy Farm, Santon (Agricultural Tie removed on review 1 January 1994). Planning Reference: 93/00821/C

(Link:https://services.gov.im/planningapplication/services/planning/planningapplicationdetails.iom?A pplicationReferenceNumber=93%2F00821%2FC)

- 2. Mullinaragher House, Rheast Road, Santon (Agricultural Tie removed 16 January 2007). Planning Reference: 06/00958/LAW

(Link:https://services.gov.im/planningapplication/services/planning/planningapplicationdetails.iom?A pplicationReferenceNumber=06%2F00958%2FLAW)

- 3. Tandem, Sulbrick Farm Road, St. Marks (Agricultural Tie removed on appeal on 1 January 1994). Planning Reference: 92/01128/C.

(Link:https://services.gov.im/planningapplication/services/planning/planningapplicationdetails.iom?A pplicationReferenceNumber=92%2F01128%2FC)

- 4. Three Acres, Ballafreer Farm, Union Mills (Agricultural Tie removed on appeal 1 May 2014) Planning Reference: 13/91220/C.

(Link:https://services.gov.im/planningapplication/services/planning/planningapplicationdetails.iom?A pplicationReferenceNumber=13%2F91220%2FC)

![A distant photograph showing a white farmhouse with a dark roof situated in a green rural field, with a smaller outbuilding visible to the left.](https://images.planningportal.im/2024/11/6942303.png)

- 5. Boodeys Cottage, Foxdale Road, Dreemlang (Agricultural Tie removed on appeal 15 July 2002) Planning Reference: 01/01090/C.

(Link:https://services.gov.im/planningapplication/services/planning/planningapplicationdetails.iom?A pplicationReferenceNumber=01%2F01090%2FC)

- 6. Ballalonna Beg, Ballaglonney Farm, Santon (Agricultural Tie removed on 2 July 1996). Planning Reference: 96/00003/C.

(Link:https://services.gov.im/planningapplication/services/planning/planningapplicationdetails.iom?A pplicationReferenceNumber=96%2F00003%2FC)

![A photograph showing the exterior of an existing single-story building with a garage and parked vehicles, situated in a rural setting.](https://images.planningportal.im/2024/11/6942305.jpg)

![A photograph showing the exterior of a large, single-story agricultural building with a pitched roof, roughcast walls, and a white garage door.](https://images.planningportal.im/2024/11/6942306.jpg)

## 7. Ballaglonney Bungalow, Ballaglonney Farm, Santon(Agricultural tie removed 1 January 1994). Planning Reference: 88/01741/C.

![photograph from page 11](https://images.planningportal.im/2024/11/6942307.png)

![photograph from page 11](https://images.planningportal.im/2024/11/6942308.jpg)

(Link:https://services.gov.im/planningapplication/services/planning/planningapplicationdetails.iom?A pplicationReferenceNumber=88%2F01741%2FC)

## 8. Cronkville, Scollag Road, Hillberry, Onchan.(Agricultural Tie removed 1 October 2020) Planning Reference: 20/00353/LAW

(Link:https://services.gov.im/planningapplication/services/planning/planningapplicationdetails.iom?A pplicationReferenceNumber=20%2F00353%2FLAW)

- 9. Withany, Balnahowe Road, Santon (Agricultural Tie removed 21 June 2016) Planning Reference: 93/00945/B

(Link:https://services.gov.im/planningapplication/services/planning/planningapplicationdetails.iom?A pplicationReferenceNumber=93%2F00945%2FB)

- 10. Thie ny Hawin, Balnahowe Road, Santon (Agricultural Tie removed 12 June 2018) Planning Reference: 18/00406/B

(Link:https://services.gov.im/planningapplication/services/planning/planningapplicationdetails.iom?A pplicationReferenceNumber=18%2F00406%2FB)

![A photograph showing a white, two-story detached house with a slate roof and chimneys, situated on a gravel driveway in a rural setting with green fields in the background.](https://images.planningportal.im/2024/11/6942310.jpg)

- APPENDIX 3

RURAL BUSINESS CONSULTANCY LTD. REPORT: (Please refer to separate document attached to the planning application).

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*Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).*
*Canonical page: https://planningportal.im/a/33534-braaid-fields-321756-324673-dwelling-outbuilding/documents/1078507*