Officer Report

Application No.: 25/91090/B Applicant: Mr Graham Macleod Proposal: Erection of an agricultural building Site Address: Court Farm Main Road Santon Isle Of Man IM4 1HU Planning Officer: Paul Visigah Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 26.01.2026 Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions

• C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. In the event that the building hereby approved is no longer required for agricultural purposes, or if such use ceases for a continuous period exceeding 18 months, the structure and any associated hardstanding shall be removed, and the land restored to its original condition suitable for farming. A restoration plan detailing the steps to achieve this shall be submitted to and approved in writing by the Department within one month of cessation. The approved restoration plan shall be implemented in full within three months of its approval.

Reason: The building has been exceptionally approved to meet a specific agriculture need, and its retention without such use would result in an unjustified intrusion into the countryside, contrary to GP3 and EP1.

• C 3. The building shall be used solely for purposes associated with agriculture and for no other purpose, including any equestrian, commercial, or residential use.

Reason: The development has been approved as an exception to countryside protection policies based on a specific agricultural and horticultural need.

• C 4. No development, including any site clearance, excavation, or construction works, shall commence until a Tree Protection Plan (TPP) has been submitted to and approved in writing by the Department. The TPP shall be prepared in accordance with the recommendations of BS5837:2012 "Trees in relation to design, demolition and construction - Recommendations" and shall include details of protective fencing, ground protection measures, and any arboricultural supervision required to safeguard adjacent trees.

The approved TPP shall be implemented in full prior to the commencement of development and maintained throughout the construction period. No materials, machinery, or vehicles shall be stored or operated within the root protection areas of any retained trees unless otherwise agreed in writing by the Department.

Reason: To ensure the protection of adjacent protected trees and compliance with Environment Policy EP3.

• C 5. No external lighting shall be installed on the exterior of the building other than lighting designed, positioned, and operated in accordance with the recommendations of the Bat Conservation Trust and Institution of Lighting Professionals Guidance Note 8: Bats and Artificial Lighting (2018).

Reason: To ensure that artificial lighting does not adversely affect biodiversity or the character of the rural environment, in accordance with Environment Policies EP1, EP4 & EP5.

• C 6. The development hereby approved shall be undertaken in full accordance with the approved materials and finishes detailed in drwg. no 25/29/03. Reason: In the interests of the visual amenity of the locality.

This application has been recommended for approval for the following reason.

The proposed development complies with General Policy 3 (GP3) and Environment Policies EP1, EP3, EP4, EP15, which support essential rural buildings where a clear agricultural need is demonstrated, and where development avoids unacceptable impacts on residential amenity or the environment. The building's modest scale, functional design, and siting ensure it integrates well with the landscape and avoids visual intrusion. The development is sufficiently separated from neighbouring dwellings and screened by existing vegetation, ensuring no adverse amenity impacts. Overall, the proposal is considered to meet the relevant policy tests for development in the open countryside and is acceptable in planning terms.

Plans/Drawings/Information; This decision relates to the following plans and documents:

• Cover Letter
• Applicant Statement
• Dwg. 01 Existing Location and Site Plans and Section AA
• Dwg. 02 Proposed Location and Site Plans and Section AA
• Dwg. 03 Proposed Plans Elevations and Section

Right to Appeal

It is recommended that the following organisation should not be given the Right to Appeal:

• DOI Highways Division - No objection

Officer’s Report

1.0 THE APPLICATION SITE

1.1 The application site sits within Court Farm, Main Road, Santon, which is situated on the eastern side of the A5 (Main Road). The site located just northwest of the junction between the A5 and Moaney Road. The site has its entire frontage with the A5 comprised of Manx stone wall about 1.8-2m tall, covered in mature shrubbery which has overgrown the wall. The other site boundaries are defined by tree belts to the south, and sections of the northwest and northeast boundary, while other parts of the boundary are defined by sodbanks which run along most of the boundary.

1.2 The site area includes the principal farmhouse, and connected outbuildings which sits north, and a tennis court. Fields 514228 and 514229 sit northwest of the farmhouse and connected outbuilding.

1.3 The topography of the site gently slopes towards the west, with the land rising towards the west of the site. This allows clear view over the fields, and towards the buildings on site when viewed from the footway on the adjacent side of the adjoining highway.

2.0 THE PROPOSAL

2.1 Planning approval is sought for the erection of an agricultural building. The building would have a rectangular footprint measuring approximately 15m in length by 10m in width, with a single pitched roof rising to a ridge height of 5.8m and an eaves height of 4.0m. The total floor area would be approximately 150sqm.

2.2 The external elevations comprise a lower section of rendered wall rising to approximately 1.5m in height, with the upper wall sections finished in juniper green metal profiled panel cladding. The roof is finished in juniper green metal profiled panels and translucent panels (three on each roof plane). The northwest elevation includes a pedestrian access door, while the northeast elevation has a large metal-finished roller shutter door 3m tall and 4m wide.

2.3 The proposed building would be positioned at the northwestern end of the building group, approximately 22.4m from the existing outbuildings, and about 16.3m to the tennis court immediately south.

2.4 The proposal includes alterations to site levels, with the proposed floor level set at 103.0m above the established datum. The applicant indicates that run off would be disposed of to new soakaways, but that there would be no foul sewage discharge.

2.5 The application is supported by a Planning Statement which sets out the rationale for erecting the new building, whilst noting that there is no modern land care machinery to service the site and associated land. This statement reviews matters of proximity to neighbours and amenity impacts, justification for the size of the building, as well as the current use of the land as arable land to support grass and wildflowers.

3.0 PLANNING POLICY

3.1 Site Specific:

• 3.1.1 The site lies within an area not designated for development on the Area Plan for the East. The site is not within a Conservation Area or prone to flood risks. There are no protected trees on site, and the site is not within a Registered tree area.

3.2 National: STRATEGIC PLAN (2016)

• 1. General Policy 2 - 'Development Control' considerations.
• 2. General Policy 3 - presumption against development outside allocated sites, other than

specific exceptions which include, (f) "building and engineering operations which are essential for the conduct of agriculture or forestry".

• 3. Environment Policy 1 - protection of countryside and its ecology.
• 4. Environment Policy 3 - Development will not be permitted where it would result in the

unacceptable loss of or damage to woodland areas.

• 5. Environment Policy 4 - protection of ecology and designated sites/protected species.

• 6. Environment Policy 15 - Development of agricultural buildings in the countryside.
• 7. Strategic Policy 1 - Efficient use of land and resources
• 8. Strategic Policy 4 - development proposals must protect or enhance the nature

conservation and landscape quality of urban as well as rural areas.

• 9. Strategic policy 2 - Priority for new development to identified towns and villages.
• 10. Strategic Policy 5 - Design and visual impact
• 11. Spatial Policy 5 - Development in countryside only in accordance with General Policy 3.
• 12. Transport Policy 4 - Highway capacity and safety considerations.

3.3 The Town and Country Planning Act 1999

• 3.3.1 This document defines agriculture to include horticulture, fruit growing, seed growing, dairy farming, the breeding and keeping of livestock (including any creature kept for the production of food, wool, skins or fur, or for the purpose of its use in the farming of land), the use of land as grazing land, meadow land, market gardens and nursery grounds, and the use of land for woodlands where that use is ancillary to the farming of land for other agricultural purposes, and "agricultural" shall be construed accordingly."

4.0 OTHER MATERIAL CONSIDERATIONS

4.1 The Department's Biodiversity Strategy is capable of being a material consideration. It seeks to manage biodiversity changes to minimise loss of species and habitats, whilst seeking to maintain, restore and enhance native biodiversity, where necessary.

4.2 Isle of Man Agricultural Strategy 2024

• 4.2.1 Section 4.2 Economy "All Manx people benefit from a strong and growing agricultural sector and the jobs it supports. Manx farmers are paramount to local food security; they put food on the nation's plates and money into the economy. They are also the custodians of the landscape and environment that is so highly prized by all. Feeding the local population requires an industry to be innovative, well-informed, well supported, market-savvy and investing for the future. The Island's abattoir, creamery, and flour mill are key to accessing local markets along with exports. We need to ensure their long-term financial stability and contribution to the Island. The Island needs the ability to access markets, seek the rewards that they deserve which will grow and strengthen the role of agriculture within the Island's economy, increasing the financial resilience of our Agri-Food sector. By aligning our Food Security Strategy with the Agricultural Strategy, we will be able to take action to reduce and replace food imports as part of developing diversified income streams. Utilising land-based solutions and our farming industry to be part of the solution to the Island's energy security will require the land use framework to provide a steer on the best use of land, ensuring that Manx farming is productive and profitable, without impacting on the conservation role farmers also play. Opportunities exist for the development of a sustainable bio-economy where the biosphere is harnessed by farmers to create marketing opportunities both on and off-island. Access to high-value markets and marketing opportunities is essential for the Agri-Food sector to grow, innovate, attract investment, contribute to the economy and deliver land-based solutions to the Island's residents."

5.0 PLANNING HISTORY

5.1 The application site has been the subject of the following applications:

• 1. PA 84/00143/B for Internal alterations and extension of dwelling into adjoining cow

house to form additional living accommodation. This was approved by the Planning Committee on 09.03.1984.

• 2. PA 84/00532/B for Extension to form additional living accommodation, dwelling at Court

Farm, Main Road, Santon. Approved by the Planning Committee on 25.05.1984.

• 3. PA 86/00461/B for Alterations, including erection of garage and loose boxes, Court

Farm, New Castletown Road, Santon. Approved by the Planning Committee on 23.05.1986.

6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

6.1 DOI Highways find the proposal to have no significant negative impact upon highway safety, network functionality and/or parking as the existing access and proposed siting is acceptable for the proposals (9 December 2025).

6.2 The following consultees have not provided any comments, although they were consulted on 24 November 2025:

• Santon Commissioners
• Manx Utilities Authority - Electricity
• Manx Utilities Authority - Water
• DEFA Forestry
• Manx Utilities Authority Drainage

6.3 No comments have been received from neighbouring properties.

7.0 ASSESSMENT

7.1 The fundamental issues to consider in the assessment of this planning application are;

• 1. The principle of the development;
• 2. The visual or amenity impacts on the character and appearance of the countryside; and
• 3. Potential Impact on biodiversity and trees.

7.2 THE PRINCIPLE OF THE DEVELOPMENT (GP3, EP1, EP 15, and TCPA)

• 7.2.1 The application site lies outside areas designated for development on the Area Plan for the East, being in the countryside and as such, there is a presumption against development at the site, as set out in General Policy 3. This presumption is also reinforced by Strategic Policy 2 which stipulates that new development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of the islands towns and villages. Notwithstanding these presumptions, GP3 allows for exceptions where development is essential for the conduct of agriculture or forestry. The Town and Country Planning Act 1999 also defines agriculture broadly to include land used for grazing, which applies directly to the current use of the adjoining fields.
• 7.2.2 The supporting documentation confirms that the holding comprises about 7.5 acres of garden and fields, with the fields used for active agricultural use (arable land ploughed and planted for grass, and crops), with the new building intended to house land care machinery (mini excavator, telehandler, tractor, rotavator attachment, hedge flail attachment, grass cutter attachment, woodchipper, sit on lawn mower), whilst also providing for a workshop/maintenance area. This represents a moderately scaled farm operation, where the need for dedicated space is essential. Moreover, the proposed building, with a floor area of 150sqm, is considered proportionate to the scale of the enterprise, offering sufficient covered space to house livestock during adverse weather periods and to store feed for daily operations. The building's footprint and internal volume are not excessive relative to the land size and the equipment storage requirements. As such, the proposal is consistent with the definition of agriculture under the Town and Country Planning Act 1999 and satisfies the exception criteria under GP3(f), which permits development essential for the conduct of agriculture.
• 7.2.3 The building is to be located adjacent to existing buildings on site, which aligns with Environment Policy 15, encouraging clustering of agricultural buildings to minimise landscape and environmental impacts. The operational need is clearly articulated and substantiated, and the proposal supports the objectives of the Isle of Man Agricultural Strategy 2024, particularly in growing the agricultural sector and the jobs it supports, whilst promoting investment in infrastructure that enables agriculture. Besides, the building is a typical, modern agricultural structure that reflect a practical response to the needs of a small-scale farm operation.
• 7.2.4 Overall, the proposal is considered acceptable in principle. It meets the exception criteria under GP3, is essential for the conduct of agriculture at the scale currently operated on the holding and aligns with EP15 and the broader strategic objectives of the Agricultural Strategy for the Island.

7.3 VISUAL IMPACTS (EP15, EP2, STP5 and GP2)

• 7.3.1 In assessing the visual and landscape impacts of the current proposal, it is considered that the building will be noticeable from the A5, given the rising topography towards the proposed building site relative the position of the walkway by the adjoining highway. However,

• the design adopts a functional, agricultural form, finished in juniper green metal profiled panel cladding, which is a common finish in the island's countryside for such buildings. It is also considered that the structure is modest in scale and avoids unnecessary architectural elements, which helps it sit comfortably within its context. This reflects the broader design guidance set out in paragraphs 4.3.8 to 4.3.11 of the Strategic Plan, which emphasise the importance of context-led design.
• 7.3.2 It is worth noting that Environment Policy 15 (EP15) supports agricultural buildings in the countryside, where the structure is appropriately sited and scaled to minimise its impact. In this case, the structure is located adjacent to the existing curtilage and avoids isolated or exposed positioning. Its scale is proportionate to the landholding and the operational needs of the applicant, and its placement behind existing vegetation assists in reducing its visual presence within the wider landscape. The predominantly green finish also blends effectively with the green backdrop offered by the trees and mature vegetation at the part of the site where it is located.
• 7.3.3 Strategic Policy 5 (STP5) reinforces the need for new development to make a positive contribution to the Island's built environment. While the building is utilitarian in nature, it avoids visual intrusion and demonstrates a contextually responsive design approach. The proposal does not rely solely on screening to justify its acceptability but instead reflects a broader understanding of how rural development can be sensitively integrated into the landscape.
• 7.3.4 Given the factors highlighted above, it is considered that the siting, scale, and design of the proposed agricultural building respects the character of the countryside. The development responds to its context, avoids unnecessary visual disruption, and aligns with the relevant policy framework. It is therefore considered acceptable in terms of its impact on the rural landscape.

7.4 BIODIVERSITY/TREE IMPACTS (EP1, EP3, EP4, STP4)

• 7.4.1 In terms of impacts on ecology or biodiversity within the site, it is also important to establish if any real harm would result with regard to ecological and environmental concerns, this would be mainly as a result of site levels changes that would involve some vegetation removal. However, it is considered that the scale of vegetation removal to facilitate the excavation and infilling, in addition to the fact that no trees or mature shrubs on site would be removed, would ensure that any impacts on biodiversity within the site will be negligible, and overridden by the retention of the rural character of the site which will remain considerably unchanged. The proposed development is also sited on grazing land and avoids encroachment into tree belts or hedges which ensures that there is no removal of potential habitats on site. As such, it is considered that the provisions of EP4 and GP2 (d) is met in this case.
• 7.4.2 In terms of potential impacts on trees, it is considered that the site sits in an area where trees exist. However, the building would be erected away from the trees, with the separating buffer sufficient to ensure no neighbouring trees are impacted. Subject to a condition securing tree protection during construction, the proposal would not result in adverse impacts on the adjoining trees. The proposal is, therefore, considered to accord with Environment Policies EP3 and General Policy 2 (f) regarding tree protection.

8.0 RECOMMENDATION

8.1 The proposed development is considered acceptable in principle, demonstrating a clear functional need linked to agricultural and land management use, and aligns with the objectives of the GP3 and EP15. The design, siting, and scale of the structure are appropriate to its countryside setting, with minimal visual or landscape impact, and no significant harm identified in relation to neighbouring amenity. Overall, the proposal is consistent with the strategic aims of sustainable rural development and is therefore recommended for approval.

9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal

(i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).

9.2 Article A10 sets out that the right to appeal is available to:

• applicant (in all cases).
• a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• any other person who has made an objection that meets specified criteria.

9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.

9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• any appellant or potential appellant (which includes the applicant);
• the Department of Environment, Food and Agriculture, the Department of Infrastructure, and the local authority for the area;
• any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• in the case of a petition, a single representative.

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.

Decision Made : Permitted Date: 26.01.2026 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

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