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23/00518/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00518/B Applicant : Mr Nick Watson Proposal : Erection of two polytunnels and extension of two existing polytunnels Site Address : Watsons Nurseries Main Road Greeba Isle Of Man IM4 3LG
Planning Officer: Mr Toby Cowell Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 24.08.2023 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. The two polytunnels hereby approved shall be removed and the ground restored to its former condition in the event that it is no longer used for a period exceeding 24 months or no longer required for horticultural purposes.
Reason: The buildings have 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. In summary, the proposed development is considered to be acceptable in principle within an established horticultural enterprise, without detriment to the visual amenities of the immediate locality and wider landscape. The proposals are considered to be in accordance with Strategic Policy 5, Spatial Policy 5, General Policies 2 and 3, and Environment Policies 1, 2, 15 and 17 of the Strategic Plan (2016).
Plans/Drawings/Information;
This approval relates to the following drawings and documents referenced;
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23/00518/B Page 2 of 4
Site and location plans - 3271/23 (03) 01 Existing and proposed elevations - 3271/23 (03) 300 Product information brochure Received 27.04.23. __
Interested Person Status - Additional Persons
None. __
Officer’s Report
1.0 THE SITE 1.1 The application site comprises the curtilage of Watsons Nurseries, situated on the southern side of Peel Road in Greeba. The site comprises 6 no. polytunnels and 2 glasshouses, together with a dwellinghouse (Reayrt Freoaie) and additional paraphernalia associated with the Nurseries including formal areas for the storage and selling of plants to the general public. The site is bounded by substantial mature vegetation along its entire perimeter, including dense tree planting in the northern portion either side of the central access road leading northward to Peel Road. As a consequence, the site's interior is not particularly if at all visible from any public vantage point.
2.0 THE PROPOSAL 2.1 Planning permission is sought for a moderate eastward extensions to 2 no. polytunnels running perpendicular to the central access road, with dimensions of 6.4m (width) by 7.3m (depth), whilst extending to a height of 3.3m as per the existing polytunnels. Two further small polytunnels are proposed immediately adjoining the proposed polytunnel extensions to the north and south, both of which would comprise effectively identical dimensions to the above referenced extensions.
2.2 The proposals would necessitate the removal of a single tree at the western end of a row of trees running parallel to the longer of the existing two polytunnels to the immediate south. All works would match the design and external materials used for the existing polytunnels on site.
3.0 PLANNING HISTORY 3.1 Watsons Nurseries has been the subject of a fairly extensive planning history, which includes the grant of planning permissions for greenhouses and polytunnels at various points between 1989 and 2001. The site has not been subject to any planning history subsequent to 2002, which relates to the enlargement of the existing vehicular access (02/02148/B).
4.0 PLANNING POLICY 4.1 The site falls outside of a defined settlement and comprises 'white land' within the countryside in accordance with the 1982 Development Plan, and therefore an area not zoned for development. The site is not within a Conservation Area or an area at risk of flooding, but does fall within an Area of High Landscape Value as defined in the 1982 Development Plan.
4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;
Strategic Policy 1 Efficient use of land and resources 2 Priority for new development to identified towns and villages 5 Design and visual impact
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Spatial Policy 5 Development only in countryside in accordance with General Policy 3
General Policy 2 General Development Considerations 3 Exceptions to development in the countryside
Environment Policy 1 Protection of the countryside 2 Protection of areas of high landscape value 15 Development of agricultural and horticultural buildings in the countryside 17 Horticultural related development requirements
Transport Policy 4 Highways safety
5.0 REPRESENTATIONS 5.1 German Parish Commissioners - No objection (08.07.23)
5.2 Highway Services - No highways interest (19.05.23)
6.0 ASSESSMENT 6.1 The starting point for any development within the countryside (i.e. not zoned for development) is General Policy 3, which allows an exemption for essential agricultural buildings and those required for interpretation of the countryside, and Environment Policy 15, which requires that the Department is satisfied that there is agricultural or horticultural need for a new building/s, sufficient to outweigh the general policy against development in the countryside.
6.2 Of additional relevance in the case of this application is Environment Policy 17, which states that the development of buildings and other facilities associated with nurseries will only be permitted where they would; be of an appropriate scale, form and design, not unduly impact residential amenity, ensure there would be no adverse impact on the visual amenities of the locality, and such buildings are erected away from the public highway to ensure they are appropriately screened.
6.3 In this instance, the application site relates to an established horticultural enterprise and therefore the principal of additional proportionate development at the site is acceptable, provided there would be general compliance with EP17. The proposals relate to a relatively modest quantum of development in the context of the wider nursery, would not be visible within the public realm, and would further replicate the design and form of existing polytunnels present on site. Likewise, the proposals would further result in no greater material impact upon residential amenity over and above the current situation.
6.4 Such proposals are therefore considered to be acceptable insofar as they would assist in improving the site's facilities to grow produce and therefore likely assist in boosting its economic output, without detriment to the character and visual amenities of the site or wider landscape.
7.0 CONCLUSION 7.1 In summary, the proposed development is considered to be acceptable in principle within an established horticultural enterprise, without detriment to the visual amenities of the immediate locality and wider landscape. The proposals are considered to be in accordance with Strategic Policy 5, Spatial Policy 5, General Policies 2 and 3, and Environment Policies 1, 2, 15 and 17 of the Strategic Plan (2016), and therefore recommended for approval.
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23/00518/B Page 4 of 4
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: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2
The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 25.08.2023
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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