10 August 2004 · Planning Committee
Ramscraigs, Grenaby Road, Dogmills, Ramsey, Isle Of Man, IM7 4an
The proposal sought to remove the agricultural occupancy condition from a modest 2-bedroom bungalow built in 1982 under a 1980 approval (IDO 50777) on a small plot in rural Bride. The applicants, elderly Mr and Mrs Corlett, wished to sell and move to Ramsey for health reasons, claiming no demand due to depressed agricu…
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The Committee refused because 'the removal of an agricultural workers condition normally requires the dwelling being offered for sale at a price deemed appropriate for an agricultural worker.' The off…
New Agricultural Dwellings
Requires evidence that long-term need for ag. workers dwellings no longer warrants reserving it, tested by marketing at discounted value vs open market. Officer assessed marketing at full £295k open market value (no discount applied, per valuer), failing the test as it did not reflect restricted value. Tension: applicants argued depressed agriculture but provided no valuation discount or long-term unsaleability proof.
Isle of Man Planning Scheme (Development Plan) Order 1982
Site unzoned for private residential ('white land'); removing condition creates unrestricted rural dwelling, contrary to countryside policy. Previous 96/0802 refusal cited this; current app failed as no proven absence of ag. demand.
no views on the application, the application having been considered and having no adverse traffic impacts.
no one showing any interest in purchasing the property; from past experience no demand for properties with Agricultural Workers tie; two properties on Garey Road, Lezayre recently had conditions removed.
not aware of any persons satisfying ag. workers conditions close to retirement looking for such a dwelling; farm workers unlikely to afford £295,000 given wages (enclosed wages order ~£181-214/week).
Highways Division has no views due to no adverse traffic impacts; Countryside Preservation objects due to potential ribbon development; Electricity Supply confirms supply possible but dated 1980.
Key concern: extension of development would lead to ribbon development
Highways Division, Department of Transport
No CommentThe Highways Division of the Department of Transport has no views on the following application, the application having been considered and having no adverse traffic impacts.
Countryside Preservation
ObjectionThis application should be refused; An extension of development is made which would lead to ribbon development must be made to be wrong planning
Electricity Supply
No Objectionwe would like to make a single phase domestic supply could be made subject to obtaining any necessary way, i.e. and permission.; The cost of the service would be estimated on the relative approved plans.
Conditions requested: subject to obtaining any necessary wayleaves and permission
The original application PA 96/0802 sought removal of an agricultural workers' occupancy condition (Condition 5 from 1980 approval) from the existing bungalow at Westfield, refused by Planning Committee on 21 October 1996 for being contrary to the 1982 Development Plan on unzoned 'white land' and lacking evidence of no demand for agricultural dwellings. Appellants argued decline in agricultural workforce, personal circumstances of retirement and health issues, low market value with condition, and no precedent risk. The inspector acknowledged sympathy for personal circumstances and decline in agricultural workers but upheld policy in Circular 3/88 requiring concrete evidence of long-term unsaleability, which was absent as appellants had not tested the market. Inspector noted a similar prior appeal (AP 92/0896) was dismissed and that property eventually sold. Appeal dismissed on 8 August 1997 by deputy minister accepting inspector's recommendation.
Precedent Value
Reinforces strict need for marketing evidence proving long-term unsaleability before discharging agricultural occupancy conditions; personal circumstances alone carry little weight against policy protecting countryside from open-market housing.
