15 November 2006 · Delegated - Director of Planning and Building Control (M. I. McCauley)
Upper Begoade Farm, Begoade Road, Onchan, Isle Of Man, IM4 6au
The proposal seeks approval in principle for demolishing a disused, derelict farmhouse and outbuildings at Upper Begoade Farm and erecting a replacement dwelling tied to agricultural occupancy. The site is within the curtilage of a former dwelling in a rural agricultural holding designated as open space under the Oncha…
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The officer noted the principle of a replacement dwelling had been accepted in prior approvals (91/1852 part-approved, 92/0064, 94/0189), unlike the recent refusal of 02/01439/B which cited lack of ag…
Policy O/RES/P/22 (Onchan Local Plan)
Prohibits new dwellings outside designated residential areas, especially rural countryside of high landscape value. Officer assessed against site's open space designation but balanced with agricultural exception and existing ruin's presence.
Planning Circular 1/88 Residential Housing in the Country
Presumption against countryside housing except for viable agricultural holdings; discourages where residential use lost by abandonment. Officer found replacement acceptable as ruin uninhabitable, renovation cost-prohibitive, and recent appeals sympathetic to redevelopment.
Planning Circular 3/88 - New Agricultural Dwellings
Requires evidence of agricultural need to override countryside presumption, including farm size, labour role, site choice. DAFF confirmed need via standard labour calculations; condition limits occupancy to agriculture workers/dependants.
Planning Circular 3/91 'Guide to the Design of Residential Development in the Countryside'
Policies 1-7 for rural design (slate roofs, render/stone walls, vertical windows). Condition requires reserved matters to comply; not assessed at AIP stage.
Time limit and 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. This approval in principle relates the erection of a replacement dwelling on the site defined by the red line as shown on drawing no. Y.91/10/1-1 rev. B date stamped the 3rd April 2006.
Agricultural occupancy restriction
The occupation of the proposed dwelling must be limited to persons whose employment or latest employment is or was in agriculture in the Island and including also the dependants of such persons as aforesaid.
Design standards
Any subsequent reserved matters planning application must propose a dwelling designed in accordance with policies 1-7 (inclusive) of Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside.
Vehicular access and visibility
Any reserved matters planning application must include details of the vehicular access and driveway. Visibility splays of a minimum of 2.0 metres by 54 metres must be provided.
Wildlife mitigation
Any reserved matters planning application must include details of mitigation measures for the relocation of the Wildlife Act Schedule 1 bird nesting site. It is recommended that prior consultation is undertaken with the Wildlife and Conservation Division of the Department of Agriculture, Fisheries and Forestry in this respect.
recommend approved subject to agricultural occupancy condition
do not oppose subject to visibility splays of 2.0m x 54m
no objection, note to contact for electricity supply
supports application based on farm labour needs
Multiple consultees responded to application 06/00590/A for approval in principle of a replacement agricultural dwelling at Upper Begoade Farm, with Highways, DAFF, Onchan District Commissioners, and Manx Electricity Authority raising no objections (some conditional), SPMC&E expr…
Key concern: Loss of chough nest site for Wildlife Act Schedule 1 species
Society for the Preservation of the Manx Countryside and Environment
No Objectionthe Society will not object though comparisons could be drawn with 05/2221; The Society would prefer that another new dwelling here, even as a replacement, be RESISTED
Highways Division
Conditional No ObjectionDo Not Oppose subject to the imposition of the following conditions; A relaxation is granted based upon a 40 mile per hour 85 percentile speed
Conditions requested: The visibility splays onto the public highway must be 2.0 metres by 54 metres; The development must provide three off street parking spaces and a vehicle turning facility to permit vehicles to exit the driveway in a forward gear
Wildlife and Conservation Office
Conditional No Objectionthere is a pair of choughs currently nesting in it, which should not be disturbed over the next two months; the application should only be considered if the choughs can be adequately catered for in the long term
Conditions requested: A suitable alternative chough nesting site is provided as part of the approval, and that this alternative site is agreed by the DLGE and DAFF
Manx Electricity Authority
No ObjectionContact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application
Conditions requested: The applicant must contact the Authority
Department of Agriculture, Fisheries and Forestry Agricultural Services
SupportI support this application; The business operated by Mr Moore is a substantial family farm, which would require 2.85 people
Onchan District Commissioners
SupportThe Commissioners would recommend that the application be APPROVED for planning purposes subject to the following condition
Conditions requested: A condition limiting the use of the new dwelling for persons engaged in agriculture
