2 December 2005 · Minister (via Chief Executive, confirming Planning Committee refusal on appeal dismissal)
Field 622432 (Formerly 2432) Adjacent To, Dhoon Loop Road, Dhoon, Ramsey, Isle Of Man, IM7 1hl
The proposal was for a steel agricultural implement shed on part of field 622432 (formerly 2432), accessible via a lane off Dhoon Loop Road in Maughold, sited behind woodland screening with minimal visual impact.
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The site lies within open countryside in an Area of High Landscape or Coastal Value and Scenic Significance under the 1982 Development Plan, creating 'a presumption against allowing any development...…
no adverse traffic impacts arising from the proposed development
registered interest but expressed no view
DAFF objects due to lack of current agricultural justification and marginal viability of proposed business; Highways Division has no objection; Maughold Parish Commissioners express reservations about size and landscape impact.
Key concern: no current agricultural justification
Department of Agriculture, Fisheries and Forestry
ObjectionHaving explored the extent to which agricultural activity is undertaken by the applicant, we have found that there is no current justification, as no agricultural activity is currently undertaken.; the intended business will require less than one full time person; future viability would be vulnerable to the loss of this land.; If the proposed business was in place, with land rent agreed, it is likely that the business would remain marginal and is unlikely to support a full time living.
Highways Division, Department of Transport
No ObjectionThe 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.
Maughold Parish Commissioners
No CommentCommissioners have their reservations over the size and impact of the building due to the proximity at an area which is of high landscape value.
The original application (05/01212/B) for an agricultural implement shed was refused by the Planning Committee on 2 December 2005 and confirmed on review on 6 March 2006, primarily due to insufficient information justifying the development in countryside and lack of agricultural need as advised by DAFF. The appellant argued for family retention of land farmed for generations, need for storage after losing access to an existing barn, plans for sheep/cattle/organic farming supplemented by pensions, minimal visual impact behind woodland, and willingness for agricultural use conditions. The Council defended refusal citing DAFF advice on no current activity, marginal viability, no firm leases, and presumption against countryside development. The inspector accepted no visual harm but found no clear agricultural justification for a substantial building before any farming commenced, describing it as a 'hobby' enterprise not fitting policy, and recommended dismissal. The appeal was dismissed, though noted without prejudice to future applications with demonstrated agricultural activity.
Precedent Value
Demonstrates strict application of countryside presumption requiring proven current agricultural need, not just future intent or family sentiment. Future applicants must commence activity and provide robust evidence (e.g. leases, DAFF support) before seeking buildings.
Inspector: Terrence Kemmann-Lane
