**Document:** AP250007 Applicants' Appeal Rebuttal Statement **Application:** AP25/0007 — Appeal against the approval for the erection of a new farmhouse and agricultural barn **Decision:** Appeal dismissed - PA APPROVED **Decision Date:** 2025-09-19 **Parish:** Marown **Document Type:** appeal / appeal_statement **Source:** https://planningportal.im/a/88406-braaid-fields-321756-324673-dwelling-outbuilding/documents/1142062 --- # AP250007 Applicants' Appeal Rebuttal Statement redacted Ballanicholas Farm The Garth Marown IM4 2HD Date: 14 April 2025 Planning Appeals Secretary DEFA Planning & Building Control Division Murray House Mount Havelock Douglas IM1 2SF Subject: Response to Mr. Steve Stanley’s Submission Regarding Appeal No AP25/0007 Dear Sir/Madam We are writing in response to Mr. Steve Stanley’s submission on behalf of the residents of Braaid. Upon review, it appears that his submission does not introduce any new arguments that have not already been addressed in previous communications. This observation is further supported by the planning officer’s statement, which indicates: “In view of the fact that the Appellant has not submitted any detailed grounds of appeal on which a response can be made, I can confirm that the Department will rely upon the Officer Report as its Statement for the above appeal. This addresses the two points raised by the Appellant, being the principle of development and application of policy and the impact of the development upon amenity.” It is noteworthy that Mr. Stanley, who himself was the former Chief Executive Officer of DEFA until August 2023, has overlooked the submission from the Department of Environment, Food and Agriculture (DEFA), which confirms the agricultural need for the proposed house and barn. Mr. Paul Visigah, Planning Officer, has previously stated the opinions of DEFA carry significant weight in planning matters. Upon reviewing the Uplift Planning website, we noted Mr. Stanley’s assertion that “town planning is a complex industry. Planning doesn’t just deal with policies, laws, and infrastructure; it’s also about people, culture, and environments.” We contend that our application is not only about the need for the house and barn, but also indeed people, culture, and the environment. Mr. Stanley asserts that our application “fails Policy 9(a) – Not within or adjoining a farm group.” He also references the previous refusal reason R3, which questioned the necessity of an additional dwelling for the same farming enterprise. We would like to clarify that we do not own any existing farm buildings that would allow for the construction of a dwelling or additional farm structures. Over the past thirty years, there have been significant changes in the countryside, with many farmsteads being converted into upscale residences, Bluebell House, (formerly the Braaid Farm), being a very good example of this. This trend is particularly evident in the neighboring parish of Santon, where most of our tenanted land is located. This area, situated between the capital of the Isle of Man (Douglas) and the Isle of Man Airport & King Williams College, has become a highly sought-after location, resulting in a dramatic decline in the number of farm holdings. However, rental land remains available, a fact recognised by the planning officers and the planning committee involved in our case. While Mr. Stanley has presented a different perspective, suggesting that the planning department and committee were not in favour of the development, the reality is that they sought minor alterations to the plans to ensure compliance. Although our initial application (21/0144/B) was refused, the committee indicated that they would support a revised scheme. We subsequently submitted application number 24/0001/B, which was also refused due to concerns about the barn's location. Following adjustments to the barn's position, the revised plan received unanimous approval from the committee. Regarding road safety, we conducted a traffic survey on 14 February 2024, which recorded a total of 1,055 vehicles passing through the Braaid crossroads between 8 AM and 9 AM, including four buses, a JCB excavator, and a tractor. This data illustrates the minimal impact our development would have on traffic movements in the hamlet. It is also important to note that we already pass through the hamlet daily. The proposed site is located on the A26, a main arterial country road, which cannot be classified as narrow. Furthermore, under the proposed new all-Island speed limit, the roads surrounding Braaid will remain at 40-mph, while neighboring St Marks village is proposed to have a 20-mph limit. This clearly indicates that the Department of Infrastructure has no concerns regarding road safety in the Braaid area. Mr. Stanley has described the proposed barn as “large,” whereas Mr. Toby Cowell, the planning officer, described it as “modest.” For context, we have attached a photograph of a recently constructed stable block located approximately one mile away, which is slightly larger than our proposed barn. (see Appendix 1). Mr. Stanley has also raised concerns about potential future developments, such as additional barns and silage pits. We can categorically state that no further barns will be constructed on the site, as a covenant attached to the land limits the barn's size to that which is currently proposed. Additionally, the construction of silage pits and slurry storage would be logistically and financially impractical. In any case, were further structures or development ever to be required in connection with the holding in the future, planning permission would ultimately be required and therefore a full assessment of the merits of such proposals would be undertaken by the planning department at the appropriate time in terms of need and visual impact. The proposed development aims to establish a base with the necessary facilities to operate a sheep enterprise, ensuring that the flock and any sick sheep can be adequately cared for during critical periods of the year. We have been guided by Planning Officer Mr. Paul Visigah regarding the design and location of the house. It is difficult to understand Mr. Stanley’s reasoning. On one hand, he describes our application as “the overall development would appear as a new homestead complex in the middle of open countryside,” while on the other hand, he states, “the application site is immediately adjacent to existing homes. Yours Sincerely, redacted Appendix - 1. Photograph of recently constructed stable block within 1 mile of location site for the proposed new farmhouse with agricultural barn. - 2. ![photograph from page 4](https://images.planningportal.im/2025/02/6799825.png) --- *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/88406-braaid-fields-321756-324673-dwelling-outbuilding/documents/1142062*