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18/00596/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00596/B Applicant : Matthew Cooper Proposal : Erection of polytunnel on land to the rear of existing property Site Address : Thie-My-Chree Douglas Road Castletown Isle Of Man IM9 1TH
Planning Officer: Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 02.08.2018 __
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.
C 2. The polytunnel hereby approved shall not be used for commercial use at any time.
Reason: To safeguard the residential character and amenities of the area and to protect local highway safety.
Plans/Drawings/Information;
This approval relates to drawing numbers 1853-01 and 1853-02 and associated planning statement and photographs all date stamped and received 06/06/2018.
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Interested Person Status - Additional Persons
NONE __
Officer’s Report
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1.0 THE SITE 1.1 The application site forms part of the residential curtilage of Thie-My-Chree, Douglas Road, Castletown an existing two storey detached dwelling located on the western side of the main road. The dwelling is one of four along here which have a similar building line and are sat in very similar sized plots.
1.2 Running along the rear gardens for each of these properties is an additional large garden under the ownership of Thie-My-Chree. This garden area can be access via a rear gate of Thie-My-Chree or via an existing access lane running to the south of the dwellings.
1.3 The garden has an existing garage and shed at one end, is planted with some small trees and has garden furniture and a washing line. The site is bound from the rear gardens of the neighbours by large hedging, and bound from the fields at the rear by a mix of fencing and small trees. Beyond these open fields runs the Isle of Man Steam Railway Line.
2.0 THE PROPOSAL 2.1 Proposed is the erection of a polytunnel within the rear garden. It will be 6.1m wide and 14.6m long and 2.8m high. The tunnel is to be constructed of a series of aluminium hoops over which a polythene cover will be installed. No colour has been specified for the polythene cover.
3.0 PLANNING HISTORY 3.1 There are three previous planning applications for the site and existing dwelling although none of which are considered specifically material to the assessment of the current application. o PA 14/01319/B - Alterations and erection of a single and two storey extension to dwelling APPROVED o PA 85/00092/C - Use of premises for repair and maintenance of vehicles and electrical equipment, former workshop/store REFUSED o PA 84/00311/C - Change of use of garage and yard to builder's yard and store REFUSED
4.0 PLANNING POLICY 4.1 Local Area Plan - Area Plan for the South: land-use designation - 'Residential' and in a 'Runway Public Safety Zone (PSZ)'.
4.2 The following policies from the Isle of Man Strategic Plan 2016 are particularly relevant to this proposal:- o General Policy 2 (GP2) - Development in accordance to land-use zone o Transport Policy 10 (TP10) - Control of development in and around the Island's airports, airfields, and air traffic control sites ensuring safe and efficient use. o Transport Policy 11 (TP11) - Permission not granted for development significantly increasing people residing, working, or congregating within the PSZ at Ronaldsway Airport.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
Castletown Commissioners o No comments received as of 01/08/2018.
Department of Infrastructure (DOI) Highways Division o DNOC - Do Not Oppose (Condition) (dated 16/07/2018) o The site accesses would remain unchanged and is only wide enough to accommodate single file traffic. The applicant has stated that the development would be for personal use only as such Highway Services does not oppose the application subject to a planning condition for
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the polytunnel to be used by the applicant only and not for any commercial purposes due to the site access and parking being inadequate for commercial use.
Neighbours' views o No comments received.
6.0 ASSESSMENT Character and Appearance 6.1 The polytunnel is to be erected within a site designated for residential use where domestic paraphernalia already exists and where the Permitted Development Order (PDO) could be implemented allowing for the erection of certain structures such as polytunnel/shed/greenhouse subject to conditions. In the case of this application the proposed polytunnel is larger in floor area and slightly taller than that which is allowed under PD however it is not expected that its installation will significantly harm the character of the residential area to warrant a concern.
6.2 Its location is set a considerable distance from the main road and is not likely to be readily visible from public vantage point. While partial views are likely to be achieved from the IOM Steam Railway Line these will be at distance and intermittent between boundary hedging and fencing line and sited as such with a backdrop of the existing residential dwellings which will reduce the visual harm on the landscape.
Impact on Neighbours 6.3 The polytunnel is to be sited beyond the rear gardens of the existing dwellings approx. 25m from the rear elevation and beyond existing boundary treatment. While views of the polytunnel will likely be achieved from the upper levels of the dwellings it is not expected that the polytunnel will adversely impact their general outlook or generate any impacts on their living conditions to warrant a concern.
Impact on Highways 6.4 The site forms parts of the existing garden space of Thie-My-Chree and can be accessed from the garden of the main house or via a small lane running along the south of the existing dwellings. The applicant indicates that the polytunnel is for personal use only. Highway Services have clearly stated that the existing lane can only accommodate single file traffic and would be wholly unsuitable commercial use and condition should be added to revoke commercial use.
Impact on PSZ 6.5 The proposal will result in a new structure being sited within the designated PSZ, the structure is significantly smaller than the existing dwellings and the existing garage on the same site and is not expected to impact any air traffic in the area or the safe and efficient use of the airport. The polytunnel is also for private use only and it is not expected that there will be any other additional persons expected to be visiting the site as a result of the proposal.
7.0 CONCLUSION 7.1 The proposal is considered to be in accordance with TP10 and TP11, and subject to a condition relating to no commercial use the proposal will also be considered to meet with the tests of GP2.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
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(c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
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.
Decision Made : Permitted
Date: 07.08.2018
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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