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Application No.: 16/00365/B Applicant: Mr Mark Shuttleworth Proposal: Erection of a temporary greenhouse associated with the botanical gardens Site Address: Ballachrink Farm Old Castletown Road Santon Isle Of Man IM4 1HD Case Officer : Miss S E Corlett Photo Taken: 14.04.2016 Site Visit: 14.04.2016 Expected Decision Level: Officer Delegation
Officer’s Report THE SITE
1.1 The site is the farmyard of Ballachrink Farm which is situated to the north of the A25 between its junction with Ballavale Road and the road to Santon Church. The farmland associated with this farm has been incorporated into the holding on which the botanical gardens and associated works alongside Ballavale Road, was approved and which is being implemented (PAs 13/00830/B, 13/00831/B, 13/00832/B and 13/00834/B). The farmyard accommodates a traditional farmhouse with a newer farm dwelling closer to the road alongside the farm entrance, along with a range of farm buildings. - 1.2 The buildings are partly screened from the higher view from the A25 to the north and along Ballavale Road itself whilst there is hedging and hedgerow planting along the roadside, the existing buildings are easily seen at a distance of around 70m. The site of the proposed works is not visible from the higher view but is from Ballavale Road. THE PROPOSAL
2.1 Proposed is the erection of a greenhouse for a temporary period although no period of time has been indicated in the application and the applicant has indicated that it would be their estimation that the building would be in place for around 5-10 years. The greenhouse will have a footprint of 18.6m long, 3.7m wide and 3.3m from ground level to the top of the structure. The greenhouse will be all glass and positioned to the east of an existing wide span portal framed building whose eaves level is commensurate with the top of the proposed greenhouse. - 2.2 The greenhouse is required in order for the gardening team to commence work on conservation initiatives which were part of the original concept of the botanical garden and particularly the greenhouse approved within the main site, establishing and working on collaboration with other centres of work on botanical development. That element of the main scheme has not yet been implemented but the applicant would like to get started on the preparatory work in advance of the permanent facilities being in situ and available for use. PLANNING STATUS
3.1 The site lies within an area of Woodland within a wider area of High Landscape Value and Scenic Significance on The Isle of Man Planning Scheme (Development Plan) Order 1982. As such, there is a presumption against development other than those types of development set out in General Policy 3 which includes development which is "essential" for the conduct of agriculture or forestry". Environment Policy 15 provides further advice on this as follows:
"Where the Department is satisfied that there is agricultural or horticultural need for a new building (including a dwelling), sufficient to outweigh the general policy against development in the countryside, and that the impact of this development including buildings, accesses, servicing etc. is acceptable, such development must be sited as close as is practically possible to existing building groups and be appropriate in terms of scale, materials, colour, siting and form to ensure that all new developments are sympathetic to the landscape and built environment of which they form a part.
Only in exceptional circumstances will buildings be permitted in exposed or isolated areas or close to public highways and in all such cases will be subject to appropriate landscaping. The nature and materials of construction must also be appropriate to the purposes for which is it intended.
Where new agricultural buildings are proposed next to or close to existing residential properties care must be taken to ensure that there is no unacceptable adverse impact through any activity, although it must be borne in mind that many farming activities require buildings which are best sited, in landscape terms, close to existing building groups in the rural landscape."
4.1 Ballachrink Farm has been the subject of a number of applications for agriculture-related development, none of which are relevant to the current application. The application which proposed the main, permanent greenhouse on the main botanical garden site is subject to alteration as set out in PA 16/00358/B yet to be determined.
4.2 The various applications at Ballachrink Farm demonstrate that the principle of agriculturally justified development is, or at least has been acceptable here. REPRESENTATIONS - 5.1 Department of Infrastructure Highway Services indicate that there are no highway issues in this case (07.04.16). ASSESSMENT - 6.1 The issue in this case is whether the proposed building will have an adverse visual impact on the character and appearance of the countryside, particularly taking into account that the area is designated as High Landscape Value and Scenic Significance and where the Strategic Plan requires the protection of the character of the landscape to be the most important consideration unless it can be shown that the development would not harm the character and quality of the landscape or the location for the development is essential."
6.2 Firstly therefore, it is important to establish whether there will be any adverse impact from the building on the character and appearance of the area and if so, whether there are any material considerations which would justify approval in this case. It is also relevant to consider whether it is necessary to require the greenhouse to be removed at any time in the future. - 6.3 The greenhouse will have no visual impact in the wider landscape as it will be screened by existing trees from the higher viewpoint. From Ballavale Road it would be visible but against a backdrop of a modern portal framed agricultural building and as such would have only a minimal impact and arguably could improve the view of this part of the farm. Whilst the applicant intends the building to be there only temporarily, the maximum length of time is a little longer than would normally be expected from a temporary approval and in any case, as there is considered to be no adverse impact from the proposal it is not considered necessary to attach a condition requiring the removal of the structure at any point. - 6.4 The application is recommended for approval.
7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation Recommended Decision: Permitted Date of Recommendation: 06.05.2016 Conditions and Notes for Approval: 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to drawings P020, P320, X020A, 12X60OD sheets 1 and 2 of 2 all received on 24th March, 2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 09.05.2016 Determining officer
Signed : C BALMER Chris Balmer Senior Planning Officer
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