26 June 2003 · Planning Committee (on review)
Ballig Farm, Glen Helen Road, Ballaspur, St. Johns, Isle Of Man, IM4 3ng
The application sought approval in principle for a new dwelling as a retirement home for a farmer at Ballig Farm on Glen Helen Road in a rural location. The Planning Committee refused it initially on 20 June 2003 (notice issued 26 June 2003), then on review on 29 August 2003 (notice issued 5 September 2003).
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The Planning Committee found insufficient evidence that the proposed dwelling was essential for the farm's continued operation, citing the size of the holding and likelihood that existing farmhouse oc…
New Agricultural Dwellings
Requires real agricultural need to be established for retirement homes on farms, otherwise normal planning considerations prevail. Assessed against farm holding size and existing farmhouse use; failed as no sufficient evidence dwelling essential for farm operation, leading to unwarranted countryside development.
St Johns Local Plan 1999
Recognises area as Registered Woodland. Proposal failed due to tree loss diminishing woodland character.
DOT Highways raised no objection subject to four specific access and parking conditions citing Manx Roads 1 standards. DAFF Wildlife initially expressed bat roost concerns requiring tree checks but later confirmed no bat potential in trees to be removed and no adverse impacts.
Key concern: Access location impact on highway sightlines
Department of Transport Highways Division
Conditional No ObjectionNo adverse traffic impacts, subject to the imposition of the following conditions; To ensure adequate access and vehicle parking facilities to occupied dwellings and in the interests of road safety; NB The location of any access onto the highway has a significant impact on the sightlines available. See attached extract from PPG 13
Conditions requested: Parking arrangements on site shall comply with the provisions of Manx Roads 1; The access drive arrangements shall comprise a turning feature to permit a motor car to turn round within the site, so that the vehicle can emerge from the site in forward gear; The gradient of any vehicle access drive shall not exceed 1 in 10; Sight splay shall be provided in compliance with Manx Roads 1
DAFF Wildlife and Conservation Office
No ObjectionThese trees have no potential for roosting bats and the removal of these two trees would not adversely affect the feeding habitat of the bats known to feed in the local vicinity
DAFF Wildlife and Conservation Office
Conditional No ObjectionIf the committee agrees to this application, I request that the felling of mature trees should only be allowed where essential and a check for bat roosts in mature deciduous trees should be made prior to a detailed plan being submitted
Conditions requested: A check for bat roosts in mature deciduous trees should be made prior to a detailed plan being submitted; The felling of mature trees should only be allowed where essential
Chrystals (Keith Kerruish FRICS)
SupportI have been asked to confirm that Mr Fargher is a bona fide farmer. He has worked in agriculture in the Isle of Man since leaving School in 1954 – 49 years; I do hope this is sufficient to absolutely establish his credentials as a Manx farmer without a shadow of doubt!
The original application for approval in principle for an agricultural retirement dwelling was refused by the Planning Committee in June 2003 and confirmed on review in September 2003, citing insufficient agricultural need and harm to Registered Woodland character from tree removal and split-level design. The appellant argued health issues necessitated the dwelling for retirement while the daughter took over farming, claiming compliance with Planning Circulars 1/88 and 3/88, no impact on amenities, and mitigation planting. The inspector concluded there was no real agricultural need as the existing farmhouse adequately housed all three adults, the daughter's farming role was uncertain and part-time, and personal circumstances did not justify a new dwelling. The inspector also found the site in Registered Woodland unacceptable due to harm to its natural state despite mitigation. The appeal was dismissed, upholding the refusal.
Precedent Value
Appeals for agricultural retirement dwellings must demonstrate real need tied to farm operations, not personal preference, with clear full-time successor commitment; avoid sensitive designations like Registered Woodland unless exceptional justification outweighs harm.
Inspector: David G Hollis
