**Document:** Planning Statement **Application:** 26/00183/B — Erection of an agricultural building **Decision:** **Decision Date:** **Parish:** Jurby **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/130786-jurby-ballacubbon-farm-ballavarran-erection/documents/1593829 --- # Planning Statement ## Planning Statement In Support Of Erection Of An Agricultural Building, Land At Ballacubbon Farm, Ballavarran Road, Jurby IM7 3AW ![A photograph of a green grassy field with a line of trees and hedgerows in the background under a blue sky.](https://images.planningportal.im/2026/04/7303503.jpg) Sarah Corlett Town Planning Consultancy Ltd 1 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:planning@sarahcorlett.com w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Registration 134325C ## 1.0 Introduction ![An aerial satellite view showing a rural property with a small cluster of buildings surrounded by green fields and hedgerows.](https://images.planningportal.im/2026/04/7303476.jpg) 1.1 Ballacubbon Farm, formerly Ballavoirrey Farm is a holding of approximately 40 acres located on the northern side of the A13 Sandygate Road. The holding accommodates a group of buildings roughly in its centre and the surrounding land is either woodland or arable land. 1.2 The farm building group comprises the farmhouse which sits on the eastern side of the group and a series of single storey, rendered outbuildings all facing into a concrete yard. 1.3 The farm outbuildings accommodate a range of uses including guest and living accommodation permitted under 84/00876/A, 84/01096/B, 87/01901/A, 87/04548/B, 88/04062/C and 88/04062/C with the farmhouse and outbuildings having been extended under 88/04045/B. The converted outbuildings ![A photograph showing a white, single-story agricultural building with a slate roof and a large gravel yard.](https://images.planningportal.im/2026/04/7303477.jpg) The farmhouse ![A photograph showing a white, two-story building with a slate roof and a large concrete driveway in a rural setting.](https://images.planningportal.im/2026/04/7303478.jpg) The existing outbuildings used for storage (above and below) Sarah Corlett Town Planning Consultancy Ltd 4 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:planning@sarahcorlett.com w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Registration 134325C ![A photograph showing a large white agricultural building with a tiled roof and a central arched wooden door. A concrete yard is in the foreground with a boat trailer on the left and a livestock trailer on the right.](https://images.planningportal.im/2026/04/7303506.jpg) ![A photograph showing a modern white agricultural building with a large arched opening housing a vehicle, set against a rural backdrop.](https://images.planningportal.im/2026/04/7303507.jpg) - 2.0 PLANNING POLICY CONTEXT - 2.1 The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as not for a particular purpose but outwith the areas of High Landscape or Coastal Value and Scenic Significance. The area immediately south and east of the farmyard is shown as Woodland. - 2.2 There is therefore a presumption against development here as set out in General Policy - 3 of the Strategic Plan. Amongst the exceptions it lists are (f) building and engineering operations which are essential for the conduct of agriculture or forestry. 2.3 Further information is provided at Environment Policy 15 on what type of agricultural developments may be considered acceptable: Environment Policy 15: 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 Sarah Corlett Town Planning Consultancy Ltd 5 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:planning@sarahcorlett.com w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Registration 134325C ![A zoomed-in detail from a site plan showing a green building footprint with boundary lines and partial text labels.](https://images.planningportal.im/2026/04/7303510.jpg) 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. - 2.4 Development which is harmful to the character or appearance of the countryside is presumed against under Environment Policy 1. - 2.5 Development which results in the loss of trees of amenity value or a detrimental impact on wildlife is also presumed against (Environment Policies 3 and 4). - 2.6 Development which has an unacceptable pollutive impact is presumed against (Environment Policy 22). - 2.7 Development which results in the permanent loss of important and versatile agricultural land will generally be refused (Environment Policy 14). Here the land is understood to be Class 3 so not specifically protected by this policy. Sarah Corlett Town Planning Consultancy Ltd 6 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:planning@sarahcorlett.com w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Registration 134325C - 3.0 THE PROPOSAL - 3.1 Proposed is the erection of an agricultural building. This is to be located in a natural dip in the ground to the north east of the farmhouse and farm building at the north of the building group. The building is to have a footprint of 15m by 40m, an eaves height of 4.5m and a ridge height of 6.5m. The building will be finished in dark green sheeting with roof light sheeting incorporated into both roof planes. Bird and bat boxes will be installed throughout the structure as shown on the submitted plans. - 3.2 The site has been chosen as it is the least used part of the arable land and sheltered from the prevailing winds. It is screened from view from outside the site and relatively close to the farm yard and access to the site. - 3.3 The holding (UK1514421) is registered for sheep and goats and is located within a rural agricultural landscape where farming activity is the primary land use. The farm is jointly owned by the applicants. The farm is run by them on a full and part-time basis respectively. - 3.4 The applicants understand, having talked with people who live in the area, that the farm had in the past been thriving however, when they purchased the property in 2023, it had laid untouched and neglected for over 20 years. Since they purchased the property, they have painstakingly brought the farm back to life, bringing the land back to what it had been in years gone by and will continue to do so over the summer of 2026. - 3.5 The current flock includes 17 Valais Blacknose sheep and 7 hens. By the end of February 2026, they will also have introduced our first 8 breeding Manx Loaghtans. - 3.6 Future plans for the site includes the increase of the flock to comprise approximately 40 pedigree breeding ewes: 75% Valais Blacknose and 25% Manx Loaghtan. - 3.7 The applicants consider that this scale of venture is appropriate to the holding and represents an established agricultural use in planning terms. The intention is to begin breeding in November 2026 to begin lambing in April 2027. The intention is to keep a flock of the best bloodline pedigree ewes at approximately 40-50 per year, potentially selling any numbers above this. Sarah Corlett Town Planning Consultancy Ltd 7 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:planning@sarahcorlett.com w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Registration 134325C - 3.8 DEFA guidance places strong emphasis on livestock welfare. Valais Blacknose sheep are not suited to overwintering outdoors in exposed Island conditions. Sheltered lambing and housing facilities are necessary to reduce lamb mortality and ensure welfare compliance. - 3.9 Pedigree sheep ventures require frequent handling for identification, inspection, scanning, shearing, and veterinary treatment. Covered facilities are required to safely accommodate permanent handling systems, in line with best agricultural practice. - 3.10 DEFA policy recognises the importance of disease control. The barn enables isolation of incoming or sick animals, controlled hygiene during lambing, and improved flock health management. - 3.11 Valais Blacknose sheep represent high-value breeding stock. Secure housing reduces risks of theft, injury, and predation, which is a reasonable consideration for pedigree ventures. - 3.12 Agricultural policy recognises the need for suitable storage of feed and equipment. Covered storage prevents spoilage, contamination, and vermin infestation, protecting animal health. - 3.13 Maintaining a 40 acre farm to the highest of standards requires investment in expensive equipment to maintain the land. The applicants have invested personally heavily in this over the last few years to bring the land at the farm back to good conditions in order to support their livestock. In order for them to ensure this equipment is able to be maintained and kept undercover part of the barn will be used for land vehicles and implements. It will also provide a covered space to maintain them, which is required frequently. - 3.14 The Manx Loaghtan is a native Isle of Man breed with recognised heritage value. DEFA policy supports agricultural activity that contributes to biodiversity and the conservation of traditional farming practices. The proposed barn supports: Controlled lambing and health monitoring Shearing and veterinary care Accurate pedigree recording Protection and development of local bloodlines Sarah Corlett Town Planning Consultancy Ltd 8 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:planning@sarahcorlett.com w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Registration 134325C - 3.15 This aligns with DEFA objectives to support sustainable agriculture and heritage breeds. - 3.16 The holding currently has an excavator, several tractors, bladed mower, flail mowers, tipping trailers, chipper, rotavator, post knocker and two ride on mowers. These are all shown on the proposed floor plan to demonstrate the space needed for their storage and access thereto. Sarah Corlett Town Planning Consultancy Ltd 9 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:planning@sarahcorlett.com w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Registration 134325C - 4.0 PLANNING ASSESSMENT - 4.1 Whilst there is a presumption against development here, there is provision within General Policy 3 and Environment Policy 15 for development which is agriculturally justified. In this case, whilst there are existing buildings on site, these have permission and are used for non agricultural purposes. In any case, the buildings are small with low and narrow door openings with limited ventilation and are not considered appropriate for livestock or modern agricultural equipment and vehicles, regardless of whether they are used for other purposes. - 4.2 There are no modern agricultural buildings on the holding. - 4.3 What is proposed will enable the applicants' agricultural equipment and vehicles to be stored in side, out of the prevailing weather and for feed and livestock to be accommodated. The building has been sized to accommodate the projected size of flock and predicted lambing as well as the amount of feed required therefor. - 4.4 The location for the building has been selected as it is the least visible from the surrounding area and also the most sheltered. It is ideally placed in terms of where the livestock will be within the holding and the development will not require the removal of any established trees, other than the trimming back of the existing willow hedge. The site is also close to the house so that when lambing occurs, there is convenient and quick availability of assistance should this be required. Existing willow hedge to the north east of the proposed building to be trimmed back as required Sarah Corlett Town Planning Consultancy Ltd 10 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:planning@sarahcorlett.com w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Registration 134325C ![A photograph showing a grassy field bordered by a dense thicket of bare trees and bushes.](https://images.planningportal.im/2026/04/7303521.jpg) - 4.5 The development incorporates minimal lighting and the introduction of wildlife boxes which have been positioned so that they are not affected by the lighting. - 4.6 The building will sit on a concrete pad which is 200mm thick and with 600mm deep foundations where the columns will be situation. It is also proposed to introduce a hardcore track from the existing concrete yard down to the shed to enable access for all necessary vehicles in all weathers. - 4.7 The building will be drained of its rainwater through new channels run into the nearby field ditch and the foul water will be drained into a reinforced concrete dirty water/wash down tank formed beneath the proposed building. This will be watertight, lidded for access and maintenance and emptied by tanker as required, thus satisfying EP22. - 4.8 In terms of the planning policies, we consider that the building is essential for the property conduct of agriculture (GP3), it utilises a generally unused part of the farm, which is Class 3 soil (EP14), it is situated close to the existing building group, is not isolated or close to a public highway, will retain all existing trees surrounding it other than trimming back some of the existing willow hedge. It will not be close to any other residential property and is of an appropriate size and design for its purpose. - 4.9 The adjacent overhead electricity line is more than 9m from the nearest part of the proposed building, in compliance with Energy Policy 2. - 4.9 The proposed agricultural building will enable this holding in which the applicants have invested considerable time and money already, to return to being a thriving agricultural business, better utilising the farmland and contributing to the local agricultural economy and market. - 4.10 For these reasons we consider that the application complies with all of the relevant planning policies for agricultural development and will not adversely affect the character of the countryside which is protected for its own sake (EP1). ## Sarah Corlett 01.03.26 Sarah Corlett Town Planning Consultancy Ltd 11 Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:planning@sarahcorlett.com w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Registration 134325C --- *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/130786-jurby-ballacubbon-farm-ballavarran-erection/documents/1593829*