31 January 2005 · Minister for Local Government and the Environment (following Inspector's report)
Field 434603, Cordeman Road, St Marks, Ballasalla, Isle Of Man, IM9 3aj
Creer Farms Ltd proposed a new 9x9m farm shop finished in roughcast render with PVC-coated sheeting roof, including a small office, chiller room and servery, to sell farm-grown vegetables, meat from animals raised on Middle Cordeman Farm or the applicant's Crosby holding, and limited specialist meats (e.g.
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The Inspector concluded vehicular access via narrow Cordeman Road and private track was adequate as the shop would generate only 3-4 customer vehicles per permitted opening day, selling in bulk, with …
Time limit
The development hereby permitted shall commence before the expiration of 4 years from the date of this notice.
Approved plans
This approval relates to the erection of a farm shop as shown in drawing reference AT 698.1 and the location plan, both received on 3rd November 2004.
Sales restrictions
The only items which may be sold from the proposed shop are vegetables grown on Middle Cordeman Farm or the applicant's small holding in Crosby along with meat from animals raised on Middle Cordeman Farm. In addition, some meat may be sold which is not from animals raised on Middle Cordeman Farm but these must be specialist meats (including Aberdeen Angus, Highland beef, pedigree Texel, free range pork and poultry) and must in total represent less than half of the produce available in the shop.
Opening hours
The shop may be open only on Friday, Saturday and Sunday between the hours of 11am and 3pm.
Landscaping scheme
Prior to the commencement of the proposed development, a landscaping scheme, to include the construction of an earth mound with tree planting, shall be submitted to and approved in writing by the Planning Committee. All landscaping and planting shall be carried out in the first planting season following commencement of the work and any trees that die within a period of five years shall be replaced at the next planting season.
no adverse traffic implications; no objection
worthwhile supporting farm diversification into niche specialist produce market
no access/road safety issues experienced; supports proposal
Multiple local residents and Malew Parish Commissioners submitted objections primarily concerning inadequate road access via narrow single-track Cordeman Road, increased traffic, safety risks, business viability, and overdevelopment; applicant Creer Limited provided supporting submissions; no statutory consultee responses included.
Key concern: unsuitability of narrow single-track Cordeman Road for increased traffic including heavy lorries
Malew Parish Commissioners
ObjectionThe access road to the farm is totally unsuitable for the increases in traffic the establishment of a retail shop would create.; The condition attached by the Planning Committee, in respect of opening hours, will be impossible to police
Conditions requested: Planning Committee to visit site and approach roads prior to review hearing
The Planning Committee approved application 04/2285 for a 9m x 9m farm shop selling organic produce and specialist meats on unzoned agricultural land at Middle Cordeman Farm, subject to conditions limiting opening hours and produce sources. Objectors (appellants) raised concerns over inadequate narrow single-track access via Cordeman Road, traffic safety, visual intrusion on amenities, unsuitability for retail in countryside, and unenforceable conditions conflicting with fatstock legislation. Applicants and Planning Committee argued the small scale, limited traffic (3-4 vehicles per opening day), farm diversification benefits, no Department of Transport objection, and enforceable conditions outweighed harms. Inspector found access adequate given low traffic volume and public highway status, building not significantly intrusive due to distance and screening offer, alternative sites harmful to countryside, and conditions monitorable via animal passports and resident reporting. Appeals were dismissed, upholding approval with added landscaping condition.
Precedent Value
Demonstrates farm shops can be approved in unzoned countryside with strict conditions on scale, hours, produce sources, and low traffic if supported by DoT/DAFF; objectors must prove significant harms beyond highway authority views.
Inspector: David G Hollis
