6 November 2025 · Minister for Environment, Food and Agriculture (Hon C Barber MHK) - on appeal
Field 534635, Slegaby Lane, Hillberry, Onchan, Isle Of Man, IM4 5bn
The proposal sought approval for a new agricultural storage building in the northeastern corner of a 15-acre grass field in open countryside, with dimensions of 43m x 21m footprint, 6m eaves height, and 9m ridge height, clad in dark green box profile composite panels, featuring large roller doors, rooflights, and solar…
Appeal against the refusal for construction of Agricultural Storage Building
Construction of Agricultural Storage Building
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The inspector concluded that the appellants failed to demonstrate an essential agricultural need for a building of this scale, lacking a detailed or costed business plan, equipment list, or evidence o…
Environment Policy 1
Protects countryside for its own sake, resisting adverse development unless overriding national need with no alternative. Inspector found no overriding need demonstrated, as agricultural justification inadequate, leading to harm from intrusion into open landscape.
Environment Policy 15
Where agricultural need outweighs countryside presumption, requires siting close to existing groups and appropriate scale, materials, colour, siting, form. Proposal's isolation (190-220m from dwellings), excessive scale (890sqm, 9m high), and lack of need failed tests; no exceptional circumstances justified isolated siting.
General Policy 2
Permissive if accords with zoning and respects site/surroundings (b), protects character (c,g). Large, bulky building with hardstanding harmed rural character, appearing urbanising and incongruous despite materials.
General Policy 3
Resists development outside zoned areas except specified, including f) essential agriculture buildings. No essential need proven for scale, breaching exception.
no objection
approved for planning purposes only
DEFA Planning refused application 24/91334/B for an agricultural storage building (43m x 21m, 9m ridge height) in Field 534635, Slegaby Lane, Hillberry, Onchan, citing lack of essential agricultural need and harm to countryside character under Strategic Plan policies. Appellants argued overriding need for storage to sustain farming operations on 183 acres, referencing nearby Clypse Farm buildings and local precedents, claiming the site and design minimised visual impact. The inspector found insufficient evidence of essential need, no detailed business plan or equipment list, and concluded the large isolated building would be visually intrusive despite appropriate materials. Character and appearance would be harmed, conflicting with policies. The appeal was dismissed on 6 November 2025, upholding the refusal.
Precedent Value
Appeals for agricultural buildings in open countryside require robust, detailed evidence of essential need including business plans and specifics, not just acreage/stock numbers or neighbour comparisons. Inspectors prioritise countryside protection, rejecting proposals risking ad hoc development even with local support.
Inspector: Mrs Jennifer Vyse DipTP, MRTPI, DipPBM
