**Document:** Planning Officer Report **Application:** 11/00417/REM — Reserved Matters application for the erection of an agricultural workers dwelling **Decision:** Permitted **Decision Date:** 2011-05-16 **Parish:** Lonan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/14509-lonan-ballagawne-road-reserved-matters/documents/1312308 --- # Planning Officer Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] ### Officer's Report #### The Application Site And Proposed Development The application site comprises a parcel of land located on the western side of Ballagawne Road, opposite the entrance to Ballacoar Farm, in Lonan. The proposed development comprises the erection of an agricultural worker’s dwelling on the application site. The planning application is submitted as reserved matters for approval in principle granted by previous planning application 10/01379/A. #### Planning History The application site has been the subject of one previous planning application that is considered specifically material to the assessment of this current planning application: Planning application 10/01379/A sought approval in principle for the erection of an agricultural workers dwelling on the application site. This previous planning application was approved on the 11th January 2011. #### Representations Lonan Parish Commissioners recommend that the planning application be approved. The Department of Infrastructure Highways Division do not oppose the planning application. The Manx Electricity Authority express an interest in the planning application. #### Planning Policy In terms of land use designation the application site is part designated as open space/agricultural use and part designated as open space for particular purposes (private woodland or parkland, glens and plantations) under the Laxey and Lonan Area Plan Order 2005. There are three policies within the Laxey and Lonan Area Plan Order 2005 that are considered specifically material to the assessment of the planning application. Policy L/RES/PR/1 states: "Residential development will generally only be approved within the study area in those areas designated as proposed and existing residential. In particular, in the case of Agneash no further dwellings will be approved although, as will be the case in areas zoned as residential, alterations and extensions to existing property may be accepted if such proposals are sympathetic to the character and appearance of both the building to be altered and the surrounding area in general." Policy L/OSNC/PR/1 states: "There will be a general presumption against development in areas designated as open space or open space for particular purposes." Policy L/OSNC/PR/7 states: "Permission for the erection of new buildings related to agriculture will only be granted where the Department is persuaded that the building is essential for agricultural purposes and that they comply with the Department's policy guidance on such matters." In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains nine policies that are considered specifically material to the assessment of this current planning application. Strategic Policy 2 states: "New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3." Spatial Policy 5 states: "New development will be located within the defined settlements. Development will only be permitted in the countryside in accordance with General Policy 3." General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: - (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); - (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); - (c) previously developed land which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; - (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); - (e) location-dependent development in connection with the working of minerals or the provision of necessary services; - (f) building and engineering operations which are essential for the conduct of agriculture or forestry; - (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and - (h) buildings or works required for interpretation of the countryside, its wildlife or heritage." Environment Policy 15 states: "Where the Department is satisfied that there is agricultural or horticultural need for a new building (including a dwelling), sufficient to outweigh the general policy against development in the countryside, and that the impact of this development including buildings, accesses, servicing etc. is acceptable, such development must be sited as close as is practically possible to existing building groups and be appropriate in terms of scale, materials, colour, siting and form to ensure that all new developments are sympathetic to the landscape and built environment of which they will form a part. Only in exceptional circumstances will buildings be permitted in exposed or isolated areas or close to public highways and in all such cases will be subject to appropriate landscaping. The nature and materials of construction must also be appropriate to the purposes for which it is intended. Where new agricultural buildings are proposed next to or close to existing residential properties, care must be taken to ensure that there is no unacceptable adverse impact through any activity, although it must be borne in mind that many farming activities require buildings which are best sited, in landscape terms, close to existing building groups in the rural landscape." Housing Policy 4 states: "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances: - (a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10; - (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and - (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14." Housing Policy 7 states: "New agricultural dwellings will only be permitted in exceptional circumstances where real agricultural need is demonstrated." Housing Policy 8 states: "Where permission is granted for an agricultural dwelling, a condition will be attached restricting the occupation to a person engaged or last engaged solely in agriculture; or a widow or widower of such a person, or any resident dependants." Housing Policy 9 states: "Where permission is granted for an agricultural dwelling, the dwelling must be sited such that; - (a) it is within or immediately adjoining the main group of farm buildings or a group of farm buildings associated with that farm, - (b) it is well set back from any public highway, and - (c) it is approached via the existing farm access." Housing Policy 10 states: "Where permission is granted for an agricultural dwelling, the dwelling should normally be designed in accordance with policies 1-7 of present Planning Circular 3/91 which will be revised and issued as a Planning Policy Statement." ### Assessment The planning application seeks approval of reserved matters for the erection of an agricultural worker's dwelling on the application site. Planning approval in principle for the erection of an agricultural worker's dwelling on the application site was granted on the 11th January 2011 under 10/01379/A. Given the existence of the extant approval in principle the general principle of erecting an agricultural dwelling on the application site is established and valid. It is therefore unnecessary to revisit this issue when considering this current planning application. Rather the main issue to consider under this current planning application is whether the proposed development accords with the conditions attached to the approval in principle, which includes Housing Policy 10 of the Isle of Man Strategic Plan 2007. In terms of this it can be seen that the proposed dwelling is essentially traditional in form and that it sits comfortably within the application site. As acknowledged within the approval in principle the application site is reasonably well screened by existing mature trees which help to soften the impact of the proposed dwelling. Overall, the proposed development accords with the provisions of the approval in principle. It is recommended that the planning application be approved. ### Party Status It is considered that the following parties that made representations to the planning application should be afforded interested party status: Lonan Parish Commissioners; and The Manx Electricity Authority. It is considered that the following parties that made representations to the planning application should not be afforded interested party status: The Department of Infrastructure Highways Division. [Table omitted in markdown export] --- *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/14509-lonan-ballagawne-road-reserved-matters/documents/1312308*