**Document:** Planning Officer Report
**Application:** 06/00590/A — Approval in principle for the erection of a replacement agricultural dwelling. Extended for 12 months to 14/11/09. 13/11/08. 11/11/09 Extended for further 12 months to 15/11/10.
**Decision:** Permitted
**Decision Date:** 2006-11-15
**Parish:** Braddan
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/80707-braddan-upper-begoade-farm-replacement-extension/documents/1469849

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# Planning Officer Report

## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Considerations ### Written Representations ### Consultations

### Officer's Report

#### The Application Site And Planning Application

The application site comprises of the curtilage of a former dwelling and outbuildings contained with the Upper Begoade farm holding in Onchan.

The planning application proposes the erection of a replacement dwelling on the application site.

#### Planning History

There have been a number of previous planning applications that are considered to be material to the assessment of this current planning application.

Planning application 91/1852 sought approval in principle for (a) demolition of existing and erection of new dwelling or (b) renovation and extension to existing dwelling, Begoade Farm, Onchan. This planning application was initially considered on the 13th March 1992 with part (a) refused and part (b) approved. The initial approval and refusal decision notices were issued on the 28th April 1992.

Planning application 92/0064 sought approval in principle for demolition of existing and construction of new dwelling, Begoade Farm, Onchan. This previous planning application was initially considered and approved on the 19th June 1992, with the initial approval decision notice issued on the 10th July 1992.

Planning application 94/0189 sought approval for the erection of replacement dwelling, Begoade Farm, Onchan. This previous planning application was initially considered and approved on the 20th June 1994, with the initial approval decision notice issued on the 11th July 1994.

Planning application 02/01439/B sought approval for the erection of dwelling to replace former dwelling, Begoade Farm, Onchan. This previous planning application was initially considered and refused on the 12th December 2002, with the initial refusal decision notice issued on the 18th December 2002. The reason for refusal of this previous planning application was "Whilst permission has been granted for the erection of a new dwelling on this site under the provisions of PA 94/0189, this permission has not been taken up and the holding remained farmed using other existing accommodation. Whilst the existing buildings are located within an agricultural holding, no justification has been given for this new dwelling in terms of who will live in it and their role in the running of the farm and the association of this holding with Middle Begoade Farm."

### Representations

Onchan District Commissioners recommend that the planning application be approved subject to a condition limiting the use of the dwelling to persons engaged in agriculture.

The Department of Transport Highways Division do not oppose the planning application subject to the provision of suitable visibility splays.

The Wildlife and Conservation Division of the Department of Agriculture, Fisheries and Forestry highlight the presence of a nesting site for a Wildlife Act Schedule 1 bird species. They request that any approval is subject to conditions requiring mitigation measures.

The Manx Electricity Authority request that an informative note be attached to any approved decision notice.

The Society for the Preservation of the Manx Countryside and Environment object to the planning application. The grounds for their objection can be summarised as concern that restoration would be the preferable option and that the justification for the replacement dwelling is weak.

### Planning Policy

The application site is within a wider area of land that is designated as being open space under the Onchan Local Plan Order 2000.

Policy O/RES/P/22 of Planning Circular 1/2000, which constitutes the written statement to be read in conjunction with the local plan, states:

"Outside those areas designated for residential development new dwellings will generally not be permitted within the local plan area. This applies particularly to the rural part of the district where the countryside is already protected by Planning Circular 1/88 the provisions of which will continue to be applied. In addition it should be noted that the countryside in its entirety within the district is designated by the local plan as of high landscape value and scenic significance in accordance with the provisions of the Island Strategic Plan Eastern Sector (Planning Circular 9/91)."

Planning Circular 1/88 (Revised) sets out the Department's policy relating to residential development in the countryside. This circular states, at paragraph, that "Land has been allocated for residential development as extensions of existing towns and village to take advantage of existing infrastructure and services. The remaining areas of the Island as intended to remain substantially free from development." It continues on at paragraph 6 to state that "There is always a demand for houses in the countryside. Improved economic circumstances are likely to intensify this demand, but with the exception of housing to serve the needs of a viable agricultural holding it is the Department's policy to discourage residential development in the countryside."

Planning Circular 3/88 sets out the Department's policy relating to new agricultural dwellings in the countryside. This circular sets out the need for there to be sufficient agricultural need to set aside the presumption against such development that is set out by Planning Circular 1/88 (Revised).

### Assessment

In terms of the assessment of the proposed development it is considered relevant to have regard to the previous planning applications and the policy set out by the Onchan Local Plan and Planning Circulars 1/2000, 1/88 (Revised) and 3/88.

It can be seen from the previous planning applications that the principle of the erection of a replacement dwelling has been previously accepted. Indeed, whilst the most recent planning application (02/01439/B) was refused that refusal was primarily based on a lack of evidence to demonstrate agricultural need and as such did not directly rule out the erection of a replacement dwelling. The current planning application contains an explanation of the farming operation and therefore the believed justification for the proposed development. Following consultation with the Department of Agriculture, Fisheries and Forestry's Director of Agricultural Services, who supports the planning application, it is accepted that the there is sufficient agricultural need for an additional dwelling within the farm holding.

As explained earlier in this report the Onchan Local Plan and Planning Circulars 1/2000 and 1/88 (Revised) set out a presumption against new residential development in the countryside and Planning Circular 3/88 sets out the policy on new agricultural dwellings. Whilst the existing dwelling is quite substantial it has to be said that it is has lost its habitable status, meaning that redevelopment could be viewed as being outside of the provisions of Planning Circular 1/88 (Revised). Nevertheless it has to be recognised that the dwelling, along with the associated outbuildings, appear as an existing dwelling within the surrounding area. This is where the assessment of the proposed development is considered to fall between the various provisions of the plan and circular policies. It is highly likely that the renovation of the existing building would be prohibitively more expensive than the erection of a replacement one and as there is considered to be agricultural justification for a new dwelling it would be best if this were to replace the existing one. It should be recognised that more recent planning applications and appeal decisions have been sympathetic to the redevelopment of such sites, as it has been concluded that the impact of a new dwelling is not significantly different that of the existing situation.

On balance, taking account of the previous planning applications, the policy background, the impact of development and the agricultural justification it is concluded that the proposed development is acceptable. It is possible to impose appropriate conditions to control the nature of the replacement dwelling, access arrangements and wildlife mitigate measures.

### Party Status

It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Onchan District Commissioners; The Department of Transport Highways Division; The Wildlife and Conservation Division of the Department of Agriculture, Fisheries and Forestry; and The Manx Electricity Authority.

It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:

The Society for the Preservation of the Manx Countryside and Environment.

[Table omitted in markdown export]

C 1. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.

C 2. This approval in principle relates the erection of a replacement dwelling on the site defined by the red line as shown on drawing no. Y.91/10/1-1 rev. B date stamped the 3rd April 2006.

C 3. The occupation of the proposed dwelling must be limited to persons whose employment or latest employment is or was in agriculture in the Island and including also the dependants of such persons as aforesaid.

C 4. Any subsequent reserved matters planning application must propose a dwelling designed in accordance with policies 1-7 (inclusive) of Planning Circular 3/91 – Guide to the Design of Residential Development in the Countryside.

C 5. Any reserved matters planning application must include details of the vehicular access and driveway. Visibility splays of a minimum of 2.0 metres by 54 metres must be provided.

C 6. Any reserved matters planning application must include details of mitigation measures for the relocation of the Wildlife Act Schedule 1 bird nesting site. It is recommended that prior consultation is undertaken with the Wildlife and Conservation Division of the Department of Agriculture, Fisheries and Forestry in this respect.

N 1. The applicant is advised to contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.

I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)

Decision Made : Permitted Date: 12/11/05

Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building Control

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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/80707-braddan-upper-begoade-farm-replacement-extension/documents/1469849*