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Application No.: 22/00007/B Applicant: Mr & Mrs J & S Kneen Proposal: Erection of Polytunnel structure with associated works Site Address: Ballaoates Farm Ballavagher Road St Johns Isle Of Man IM4 3JE Head of Development Management: Mr S Butler Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 11.03.2022 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
Reason: The building has been exceptionally approved solely to meet agricultural need and its subsequent retention would result in an unwarranted intrusion in the countryside.
This application has been recommended for approval for the following reason.
The proposal for a lightweight structure within an existing farm setting, close to existing structures is considered to comply with General Policy 3 and Environment Policy 15 of the Strategic Plan 2016.
Plans/Drawings/Information; This decision relates to the following plans/information:
Additional Persons
None _____________________________________________________________________________
THIS APPLICATION IS REFERRED TO THE COMMITTEE AS THE APPLICANT IS A CLOSE RELATIVE OF AN OFFICER OF THE P&BC DIRECTORATE
1.0 THE SITE - 1.1 The site defined in red is a small part of a larger site, defined in blue which is the current holding of Ballaoates Farm which stretches north west from the Archallagan Road which links the A24 with the A3 at the Hope. - 1.2 The whole site accommodates a range of buildings with a traditional Manx farmhouse at the entrance with the other side of the entrance formed by outbuildings which run parallel with and right alongside the road. Further into the site are larger, more modern buildings of an agricultural style and appearance. - 1.3 The application site concerns only a small area of land to the South-East of the main farm house and outbuildings.
2.0 THE PROPOSAL - 2.1 Proposed is the construction of a new polytunnel and base support (6.1m x 12.1m wide and 1.83m high). It will be constructed of galvanised high tensile hoop frames anchored to the ground with polythene cover, the base for the polytunnel will consist of well compacted gravel. No changes are proposed to access or site levels, or works proposed to services or trees. The site is not within 9 m of a watercourse or within a flood risk area.
3.0 PLANNING POLICY - 3.1 The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 as not for a particular purpose and within an area of High Landscape or Coastal Value and Scenic Significance. - 3.2 The following Strategic Plan policies are relevant:
3.3 Environment Policy 15 states (in full)
"Environment Policy 15: 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 will 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 it is 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 Recently there has been an application to replace the farm house (21/00694/B withdrawn), an application to convert outbuildings to tourist use (21/01463/B - pending) and an application to improve the access (20/01485/B - approved). - 5.0 REPRESENTATIONS
6.1 The key issues are:
6.2 The application states,
"The application states that, "The proposed polytunnel will be used to grow fruit and vegetables for personal use and for sale at local farmers/ or to produce locally grow veg boxes which will be delivered weekly to customers. The proposal will allow for the production of fresh fruit and veg all year round. With the cost of fuel and food and the need to reduce the carbon footprint and mitigate global warming the proposal whilst it is acknowledged will not solve the problem will at least help to reduce some carbon emissions".
6.3 It is considered that the principle of the development is acceptable. - 6.4 Given the topography, landscaping and existing buildings the site is not likely to be visually intrusive and is in any case a light weight structure and an appropriate sight in the countryside. Its siting is considered acceptable. - 6.5 There are no concerns about the details of the proposal.
7.1 The proposal for a lightweight structure within an existing farm setting, close to existing structures is considered to comply with General Policy 3 and Environment Policy 15 and is recommended for approval subject to conditions. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Committee Meeting Date: 28.03.2022
Signed : S BUTLER Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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