7 June 2012 · Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
Laurel Bank Farm, Glen Helen Road, Laurel Bank, St. Johns, Isle Of Man, IM4 3nj
The proposal involved demolishing existing metal-clad, industrial-style farm buildings in poor condition on a 45-acre sloping farm site and replacing them with purpose-built modern farm buildings, including a two-storey structure with machinery storage below and agricultural workers' accommodation above.
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The officer determined there was no real agricultural need for the new dwelling, as the farm's labour requirement was only 0.19 standard labour units based on the Agricultural Adviser's detailed asses…
General Policy 3
Prohibits development outside zoned areas except essential agricultural housing or buildings essential for agriculture. Officer assessed no essential need for dwelling (0.19 units, existing house available) or full justification for replacements given scale/stock; failed exceptions in (a) housing and (f) agricultural buildings.
Environment Policy 1
Protects countryside for its own sake unless overriding national need. No overriding need shown; unjustified development would adversely affect countryside in AHLV.
Environment Policy 2
Protects AHLV character unless no harm or essential location. Taller, more visible buildings on high prominent ground would harm landscape quality; no essential location proven.
Environment Policy 15
New agricultural buildings justified only if need outweighs countryside policy, sited near groups, scale/form sympathetic. Merit in replacements but no full need, taller design unsuitable for prominent site; must be lower/appropriately finished.
no oppose the application
reserve comments for detailed planning application stage
DEFA Agricultural Advisor supports replacement of farm buildings if proportional to agricultural activity but objects to farm worker's accommodation due to insufficient justification and low labour requirements; Highways Division recommends approval; German Parish reserves comment; public representations object on landscape, functional, and policy grounds.
Key concern: farm workers accommodation not justified due to low labour requirement of 0.19 standard labour units and lack of firm business plans
DEFA Agricultural Advisor
Conditional No Objectionthe proposal to replace the agricultural buildings appears to have merit and providing the building(s) size is in proportion to the agricultural activity taking place on site and of a suitable practical design then the provision of purpose built modern facilities for the housing of livestock could be justified.; The proposed farm workers accommodation is currently not justified and currently there appears to be no firm plans of how the business will develop to the point where a dwelling may be beneficial to the operation of the farm.
Conditions requested: building(s) size in proportion to agricultural activity taking place on site; suitable practical design
Highways Division
No ObjectionRecommend approval has no adverse traffic management, parking or road safety implications
German Parish Commissioners
No CommentMy Commissioners will not comment on an application in principle and will reserve their comments for the detailed planning application
Geoffrey Clark
ObjectionI doubt there is a strong case for an additional accommodation here.; Environmental Policy 1 of the IoM Strategic Plan 2007 states: 'The countryside and it's ecology will be protected for its own sake.' This proposal does not comply with that requirement
Ian K Bleasdale
Objectionone has been led to doubt whether it could ever be a viable, working farm.; Keeping horses is not agriculture.
The original application for approval in principle to replace existing poor-quality farm buildings with new farm buildings and agricultural workers accommodation was refused by the planning authority primarily due to conflict with General Policy 3 and Environment Policies 1, 2, and 15 of the Isle of Man Strategic Plan, given the site's location in an Area of High Landscape Value and lack of essential agricultural justification. The appellant argued the development was the final phase of farm improvements, necessary for security, animal safety, and management on an exposed site, with no viable alternative location due to access constraints. The planning authority countered that the labour requirement was minimal (0.19 units), most land was tenanted or used for horses, no detailed future plans existed, and the proposal would harm the landscape. The inspector concluded no essential need was demonstrated for either the accommodation or replacement buildings, finding the proposals would harm the countryside and landscape character, leading to dismissal of the appeal. The Minister concurred with the inspector's recommendation on 22 October 2012.
Precedent Value
This appeal emphasises that countryside/AHLV developments require robust, evidenced proof of 'essential' agricultural need per GP3, including detailed business plans and proportionality assessments by DEFA; vague aspirations or existing farmhouse availability will not suffice, setting a high evidential bar for farm replacements and worker dwellings.
Inspector: Stephen Amos MA (Cantab) MCD MRTPI
