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Application No.: 20/01219/B Applicant: Mr Christopher & Mrs Nicola Pemberton Proposal: Erection of a domestic polytunnel Site Address: Ballachrink Mill Old Castletown Road Santon Isle Of Man IM4 1HE Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 30.11.2020 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The proposal is considered to accord with Environment Policies 1, 2, 4 and 15 and General Policy 2 of the Strategic Plan.
Plans/Drawings/Information; This decision relates to drawings 1, 2, 3 and 5 all received on 14th October, 2020. _______________________________________________________________
Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE
1.1 The site is the curtilage of Ballachrink Mill and its associated agricultural land situated on the northern side of the Old Castletown Road to the east of and abutting the Ballavale Road. The site accommodates the former mill which is now a dwelling and outbuildings. A watercourse runs through the site north to south and into the Glen Grenaugh.
1.2 To the north is a large area of land which has planning approval for the creation of a botanic garden. The land closest to the application site is to create a wetland area. THE PROPOSAL - 2.1 Proposed is the erection of a polytunnel at the northern end of the site. The structure will be just over 9.5m by 4.2m and with a maximum height of 2.6m. It would have a curved roof finished in clear plastic sheeting and a more solid dwarf wall base. PLANNING POLICY - 3.1 The site lies within an area designated on the Development Plan Order 1982 as not for a particular purpose and partly Woodland (along Ballavale Road) and all of High Landscape Value and Scenic Significance. The site also lies within an area where the height of buildings may be an issue for the operation of the Isle of Man Airport. On the draft Area Plan for the East the site is similarly not designated for development and within a Landscape Character Area of Incised Slopes as is all of Santon. The same Airport constraint is applied and the site is within or adjacent to a draft area of Ecological importance.
3.2 As such, the protection of the landscape for its own sake is the most important consideration (Environment Policies 1 and 2). There is a presumption against development as set out in General Policy although there is provision for development deemed essential for the conduct of agriculture. Environment Policy 15 provides more detailed advice about the location and design of such development. - 3.3 Environment Policy 4 protects ecology.
4.1 Planning approval has been granted for alterations to the dwelling and for the erection of an agricultural building (01/00843/B).
4.2 The botanical garden alongside was approved as a suite of applications amongst which 13/00832/B proposed the wetland alongside the application site. REPRESENTATIONS - 5.1 Highway Services have no highway interest in the application (13.11.20). ASSESSMENT - 6.1 The issue in this case is whether there is an agricultural need for the development to override the presumption against development and whether there would be any adverse impact on the landscape as a result of the erection of the structure.
6.2 Whilst not an established agricultural holding, it is clear that in order to grow some things, protection is required and indeed planning approval has already been granted for a much larger agricultural building on the site. - 6.3 The site of the proposed building is well screened from both the A25 and Ballavale Roads so there will be no impact on the appearance or character of the landscape. - 6.4 Ecology: DEFA's Ecosystems Policy Office was contacted for their views given the designation of the site and they confirmed that the proposed structure is in a garden area and away from the hedge so they have no concerns (13.11.20).
7.1 The proposal is considered to accord with Environment Policies 1, 2, 4 and 15 and General Policy 2 of the Strategic Plan. INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 30.11.2020 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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