21 September 2020 · Delegated - Head of Development Management (Stephen Butler)
Field 310346, Ramsey Road, Peel, Isle Of Man, IM5 2aq
The proposal involves siting two green shipping containers with a central arched green PVC canopy mimicking a polytunnel, creating a 12.2m x 12.8m footprint building for storing fruit, finished products, and ancillary goods, plus a small shop for on-site produce sales.
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The officer confirmed agricultural/horticultural need for the building to support the established Apple Orphanage orchard operation, providing 156sqm storage closer to the site than rented premises lo…
General Policy 3
Permits development outside zoned areas if essential for agriculture (f). Officer assessed the building as essential to support orchard operations and business continuity, outweighing general countryside protection.
Environment Policy 2
Protects AHLV landscape character unless no harm or location essential. Design, colouring, small scale, setback siting, and orchard integration found not to harm character; agricultural need supports essential location.
Environment Policy 15
Requires agricultural need outweighing countryside policy, acceptable impact, siting near groups, appropriate scale/design. Need confirmed; impacts acceptable with unique design sympathetic to landscape despite isolation.
Environment Policy 17
Permits nursery/market garden buildings if in keeping with character, no amenity/highway harm, screened. Design/scale in keeping; no adverse impacts; screened by planting.
Environment Policy 18
Subjects non-ancillary farm retail to general policies. Condition restricts to site-grown produce only, avoiding broader retail assessment.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Agricultural use only
The development hereby approved is for agricultural use and the ancillary elements referred to in C5 only.
Temporary period to 31 Dec 2025
Planning approval is hereby granted for a temporary period only and shall cease to have effect on 31st December 2025 ('the cessation date'). The use will stop on the cessation date and the application site shall be cleared of all works and development (including any ancillary works, infrastructure, fixtures and fittings) permitted under this approval within 3 months of the cessation date.
Build per approved drawings within 12 months
The building hereby approved including cladding and planting but excluding water tanks and solar panels shall be completed in accordance with approved drawings (ref: PTBS-01, PTBS-02, PTBS-03, PTBS-04, PTBF-1-02, PTBF+B-01, PTBF-E-01 and PTBF-D-03) within 12 months of the decision becoming final and retained as such thereafter and for a period no longer than that specified in C3.
Retail restricted to site produce
For the avoidance of doubt retail from the site shall be restricted to produce grown on site and associated products only, and for no other purpose including any other use within Class 1.1 of the Town and Country Planning (Use Classes) Order 2019 or Town and Country Planning (Change of Use) (Development) (No. 2) Order 2019 or any order amending, revoking or re-enacting these Orders.
No objections
Do not oppose
No objection
All three consultees (DOI Highways, DEFA Fisheries, and German Parish Commissioners) raised no objections to application 20/00765/B, with Highways requesting a condition related to a prior approval.
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionDo not oppose with condition/comment; DNOC on 04.08.20; Highways input deferred pending further information/input
Conditions requested: On approval of PA 20/00661/B
DEFA Fisheries
No ObjectionDEFA, Fisheries have no objections to this development from a Fisheries perspective, provided that there is no adverse effect on the adjacent watercourse. This is due to the nature of both the watercourse and the proposed works.
Conditions requested: provided that there is no adverse effect on the adjacent watercourse
German Parish Commissioners
No ObjectionMy Commissioners have no objection to this application.
