4 July 2006 · Planning Committee
Ballachrink Farm, Old Castletown Road, Santon, Isle Of Man, IM4 1hd
The proposal seeks approval in principle for a new farm worker's dwelling on a 232-acre dairy farm in a rural location within an area of Woodland and High Landscape or Coastal Value. The dwelling is needed to house a second full-time worker, as the farm now requires 2.6 full-time equivalents due to expansion to 90 dair…
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The officer assessed the proposal against Planning Circular 3/88 for new agricultural dwellings, finding strong support from DAFF who confirmed the 209-acre holding with 90 dairy cows requires 2.6 ful…
Planning Circular 3/88 - New Agricultural Dwellings
Requires demonstration of essential need for on-site worker accommodation, consideration of past farm housing, and locational criteria favouring proximity to farm buildings using shared access. Officer found compliance due to DAFF's strong support for labour need, shared access siting, and prior tied dwelling's severance; no better local alternatives affordable.
Planning Circular 3/91 'Guide to the Design of Residential Development in the Countryside'
Policies 2-7 require modest and traditionally designed agricultural dwellings. Condition imposed to ensure design meets these standards at reserved matters stage.
Time limit for reserved matters
This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
Principle only for specific holding
This permission relates to the principle of the erection of a farm worker's dwelling in association with the holding identified on the location plan received on 31st January, 2006.
Modest traditional design
The new dwelling must be a modest and traditionally designed dwelling in accordance with policies 2-7 inclusive of Planning Circular 3/91.
Agricultural occupancy restriction
The occupation of the proposed dwelling(s) must be limited to persons whose employment or latest employment is or was employed in agriculture in the Island and including also the dependants of such persons as aforesaid.
Highway visibility splays
The application for reserved matters must include proposals to achieve increased visibility at the entrance of the farm lane onto the A25 such that visibility of 2m by 54m is available to drivers of emerging vehicles.
Siting near farm buildings
The new dwelling must be sited as close as possible to the existing farm group of buildings without adversely affecting the existing trees.
Supporting proposal
No objection to the proposal and the case made to support the application seems stronger than that of other applications recently refused
Strongly support the application for a farm workers dwelling on site, subject to the application of an agricultural tie
Do not oppose, subject to access, sight lines onto A25, and parking arrangements meeting requirements after consultation
Recommend installation of mains wired interconnected domestic smoke detection
Multiple consultees including statutory bodies and interested parties responded to application 06/00170/A for an agricultural worker's dwelling at Ballachrink Farm, Santon, with DAFF, DOT Highways, SPMC&E, Andrew Jessopp, and Santon Commissioners all supporting or raising no objection, subject to specific conditions.
Key concern: site not adjacent to farm building group and agricultural need not fully established (SPMC&E initial response)
SPMC&E
SupportA-i-P was granted for this under 04/1842 subject to conditions... what the Society asked for by way of access choice and tree preservations, have been met.; We therefore are happy to support this present application.
Andrew Jessopp
No ObjectionI have no objection to the proposal and the case made to support the application seems stronger than that of other applications recently refused.
Department of Agriculture, Fisheries and Forestry (DAFF)
SupportI strongly support the application for a farm workers dwelling on site, subject to the application of an agricultural tie...; There is a clear requirement for a second full time worker.
Conditions requested: subject to the application of an agricultural tie based on full time employment or recent retirement from full time employment in agriculture
DOT Highways
Conditional No ObjectionDo not oppose, subject to the imposition of the following conditions:
Conditions requested: Access, including sight lines on to A25, and parking arrangements on site shall meet with the requirements of the Planning Authority after consultation with DOT Highways.; NB. Sight lines of 2 metres by 110 metres are required.
Santon Commissioners
No CommentGlion-Oaldyn... was initially given planning permission and rated as an agricultural dwelling it is now rated as a residential dwelling. The agricultural tie obviously having been lifted.
SPMC&E
ObjectionOnce again... the site is not really ‘adjacent’ to the farm building group.; For the moment the Society must OBJECT to the erection of a new dwelling in the countryside on the wrong site and for which agricultural case... has yet to be fully established.
Conditions requested: could easily be moved a few metres further up the farm drive
Planning permission was refused for a new garage and games room at Gloin Oaldyn on Old Castletown Road, Santon, primarily due to its proposed siting too close to the highway in an area of high landscape value, exacerbating the visual impact of the existing house built in a former quarry. The appellants argued the development is acceptable in principle, revised siting was opposed, further setbacks would harm garden amenity and appearance, and cited support from previous owner and local MHK. The Department defended the refusal emphasizing subjective visual impact on road users and suggested 10m setback. The inspector found the site relatively secluded, visual impact not significantly worsened, and further setback would reduce garden amenity; recommended allowing the original proposal.
Precedent Value
This appeal shows that in scenic areas, inspectors prioritise balanced assessment of visual impact against residential amenity, favouring original proposals where relocation causes material harm without clear public benefit. Applicants should provide detailed visibility analysis and mitigation like excavation.
