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                                                 17/00323/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 17/00323/B Applicant : Valerie Judith Galpin Proposal : Erection of greenhouse on concrete slab base Site Address : Greenbank Tynwald Road Peel Isle of Man IM5 1JZ

Case Officer : Miss Lucy Kinrade Photo Taken : 21.06.2016 Site Visit :

Expected Decision Level : Officer Delegation

Officer’s Report

1.0 SITE 1.1 The application site is the residential curtilage of Greenbank, 11 Tynwald Road, Peel a 2 storey dwelling situated on the northern side of Tynwald Road between Douglas Road and Douglas Street. The property is set back from the main highway and sits prominently within a large plot and at a higher level than its neighbours.

1.2 To the rear of the property there is a modest sized garden which has recently been enclosed by fencing on two sides under approved application PA 16/00598/B. Beyond the boundaries of the site is an empty plot that lies in an 'L' shape around the curtilage of Greenbank. The Church of St German is situated to the northern side of the L shaped plot.

2.0 PROPOSAL 2.1 The current planning application for Greenbank seeks approval for the erection of a 2m x 2.55m glazed greenhouse with a ridge height of approx. 2.5m in the north east corner of the rear garden. The greenhouse is to sit on a concrete pad and is to sit 1m from the rear boundary and 600mm from the enclosure of the existing oil tank.

3.0 PLANNING HISTORY 3.1 There have been three previous planning applications on the site, the most recent and most relevant to the assessment of the current application is PA 16/00598/B which was approved for the alteration to the existing front porch and boundary fencing.

4.0 PLANNING POLICY 4.1 The site lies within an area of 'Residential' use on the Peel Local Plan of 1989 and also within Peel's Conservation Area. As such, the following policies are applicable in this case:

4.2 General Policy 2 states: "Development which is in accordance with the land use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; g) does not affect adversely the amenity of local residents or the character of the locality."

4.3 Environment Policy 35 states:

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"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

4.4 In addition to the IOM Strategic Plan we may also consider the Town and Country Planning (Permitted Development) Order 2012 which allows for the erection of conservatories (subject to conditions) within the curtilage of residential properties outside of Conservation Areas without the need for planning. Schedule 1 Class 13 Greenhouses and polytunnels "The erection of one or more greenhouses or polytunnels within the curtilage of a dwellinghouse. Conditions:

(a) the general conditions applicable to Section A; (b) the height of the structures must not exceed 2.8 metres above ground level; (c) the area of ground covered by the structures must not exceed 15 square metres; (d) no part of the structures may be nearer to any highway which bounds the curtilage of the dwellinghouse than - (i) that part of the dwellinghouse nearest to that highway, or (ii) 20 metres, whichever is the nearer; (e) no part of the structure may be nearer than 1 metre to any part of the dwellinghouse; or the boundary of the property; and (f) the greenhouses and polytunnels may be constructed in a frame of polycarbonate or glass."

5.0 REPRESENTATIONS 5.1 Peel Town Commissioners have no objection to the current planning application (04/04/2017).

5.2 The Department of Infrastructure Highway Services have indicated that there is no highways interest in this planning application (13/04/2017).

6.0 ASSESSMENT 6.1 The application seeks approval the erection of a greenhouse in the rear garden. The most important areas for consideration in the assessment of this application is the impact of the proposed development on the character and appearance of the existing dwelling, the surrounding area and whether it would preserve or enhance the Conservation Area in which the property stands.

6.2 The greenhouse will not be readily visible from the public highway or from neighbouring properties, its installation at the rear will not impact the character of the Conservation Area or generate any impacts on the amenity of local residents or alter the visual outlook of the area to warrant a concern.

6.3 In line with the Permitted Development Order if the proposal was to be outside of a Conservation Area the application would be able to construct the greenhouse without the need for planning. Nonetheless the application here for the proposed greenhouse does not generate any detrimental impacts to the local environment and its location at the rear ensures the preservation of the character of the Conservation Area.

7.0 RECOMMENDATION 7.1 Overall the application is considered to be acceptable and to comply with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016, and therefore recommended for approval.

8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent;

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(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; (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.

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: 27.04.2017

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 drawing numbers 893-001, 893-002 and 893-003 all date stamped and received 22/03/2017.

I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date : 04.05.2017

Determining officer

Signed : J CHANCE

Jennifer Chance

Director of Planning and Building Control

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