15 May 2007 · Planning Committee
Field 224211, Cronk Road, Ballaugh, Isle Of Man, IM7 5as
The proposal involves building a three-bedroom single-storey bungalow and detached garage on an unzoned agricultural field edge near a small group of dwellings known as The Dollagh. The site is in an area of High Landscape Value and Scenic Significance, with a 2m high sod bank along the Cronk Road boundary.
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The officer found strong agricultural justification per DAFF letter stating the 700-acre farm (230 acres combinable crops, 12 acres potatoes, 190 suckler cows, 500 breeding ewes) requires 5.89 full-ti…
Planning Circular 1/88 Residential Housing in the Country
Restricts countryside housing except for viable agricultural holdings; prefers farm dwellings in nearest village/hamlet/group of buildings. Officer applied para 7: Dollagh siting on merits acceptable as edge of settlement cluster with low visual impact on owned land, despite preference for farm complex.
Planning Circular 3/88 - New Agricultural Dwellings
Requires evidence of need offsetting countryside objections (past dwellings, occupant role, site choice). DAFF letter proved need (5.89 FTE, welfare cover); existing dwellings detailed; site chosen as owned land near cluster, not rented farm.
Planning Circular 3/91 'Guide to the Design of Residential Development in the Countryside'
Requires traditional design (pitched roofs, slate, render, vertical windows). Single-storey bungalow complies with policies 2-6; not overdevelopment with adequate amenity space.
General Policy 3
Protects countryside from unneeded development. Agricultural exception applied as need demonstrated.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the submitted documents which are date-stamped 13th December 2006 and 28th February 2007.
Off-street parking
In the interests of road safety three off Street parking spaces shall be provided within the curtilage of the dwelling to provide for additional traffic generated by this proposal.
Roof materials
The roof(s) must be finished in natural slate or a high quality imitation slate which must be approved by the Planning Authority PRIOR to the commencement of works.
Sod bank visibility splays
Prior to the commencement of any building operations there must be submitted to and approved by the Planning Authority large-scale (1:20 or better) detailed drawings, including sections, of the realigned Sod banking to provide the adequate visibility splays.
Agricultural occupancy
The occupation of the proposed dwelling(s) must be limited to persons whose employment or latest employment is or was in agriculture in the Island and including the dependants of such persons as aforesaid.
broadly support as unit large enough (700 acres) for at least 4 workers with 24-hour cover needs during calving/lambing; 5.89 FTE calculated
do not oppose subject to three off-street parking spaces and widened driveway
no objection in principle but prefer inclusion of solar/wind energy
Mixed responses to application 06/02171/B for a farm workers dwelling: IoM Water Authority requests standard water connection condition, DAFF supports agricultural need, Fire Service recommends smoke detection, Ballaugh Parish and SPMC&E object due to existing dwellings and lack …
Key concern: insufficient evidence for full-time agricultural need given existing dwellings on holding
Isle of Man Water Authority
Conditional No ObjectionFor single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49
Conditions requested: condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws
Andrew Jessopp
No ObjectionI have no objection to the principle of this application but would prefer the inclusion of solar/wind energy in the design.
Society for the Preservation of the Manx Countryside & Environment
ObjectionEven with 700 acres we find it difficult to believe that 6 full-time workers are justified.; The Society OBJECTS as not being satisfied as to the full-time agricultural need for an additional dwelling when there are 3 dwellings already belonging to the holding.
Department of Agriculture, Fisheries and Forestry
SupportI broadly support this application on the basis that the unit is large enough to support at least 4 workers and there will be times of year where they will all be required to work on a shift basis to achieve 24 hour cover
Ballaugh Parish Commissioners
ObjectionThe Commissioners note that the applicant has already received permission for, and erected two such dwellings, but the Commissioners and led to believe that one of these dwellings is not occupied by a full time farmworker connected with the farming enterprise.; Commissioners consider however, that if a further such dwelling is required, it should be erected close to the main farm building complex at Ballacain Farm.
Isle of Man Fire and Rescue Service
Conditional No ObjectionConditions requested: The installation of mains wired, interconnected domestic smoke detection conforming to BS 5446 : Part 1 : 2000, and installed to conform with BS 5839 : Part 6 : 1995, is recommended in accordance with Section 1 of the Building Regulations 2000 – Approved Document B
The original application for erection of a farm worker's dwelling with detached garage was refused by the Planning Committee primarily due to insufficient demonstrated agricultural need, inappropriate siting not complying with Circular 3/88 criteria, and size/design not reflecting Circular 3/91 principles in a High Landscape Value area. The appellant argued a 600-acre farm required three full-time workers including two sons, supported by the Chief Agricultural Officer, with the site being the nearest hamlet to the farm and design matching a previously approved dwelling. The Council defended the refusal citing lack of need evidence, non-compliance with siting criteria, and excessive size for an agricultural worker. The inspector found agricultural need proven, accepted the siting as justified despite Circular 3/88 deviation due to proximity to Dollagh settlement and owned land preference, and deemed size/design appropriate for the farmer's son and potential retirement home. The appeal was recommended allowed with conditions including agricultural occupancy restriction, slate roof, and landscaping with Manx Sod Bank.
Precedent Value
Demonstrates that for larger farms, agricultural need can justify additional dwellings on owned land near hamlets even if not adjoining main farm buildings; size can exceed 'modest worker' standard if tied to farm operator's family/retirement needs with Chief Officer support.
Inspector: R S HAWTHORNE
