Officer Report

Application No.: 17/00380/B Applicant: Braddan Parish Commissioners Proposal: Erection of a greenhouse for use by community garden Site Address: Coronation Community Garden Mount Rule Road Strang Douglas Isle of Man Case Officer : Miss Lucy Kinrade Expected Decision Level: Officer Delegation

Officer’s Report THE APPLICATION SITE

1.1 The application site is the curtilage of the Coronation Community Garden, Mount Rule Road, Strang. - 1.2 The existing site is accessed at the rear of Coronation Terrace on Mount Rule Road and sits directly behind residential property Camlork Cottage. - 1.3 The site is predominantly rectangular in shape approx. 30m long x 20m wide, but with an additional 'L' shaped 10m x 5m section of land the south-western side of the plot between Camlock Cottage and 10 Coronation Terrace. The south east boundary of the site joins with the rear garden of 1 Ballaoates Road. THE PROPOSAL

2.1 The current application seeks approval for the erection of a glazed greenhouse approx. 3.8m long x 2.5m wide and 2.6m high. The greenhouse is to sit on an existing hardstanding and near to the existing south-east boundary adjacent the rear garden of 1 Ballaoates Road. PLANNING HISTORY - 3.1 There has been one previous application on the site PA 16/01073/B for the erection of a small garden shed for the storage of equipment and implements on site which was approved in 2016. PLANNING POLICIES - 4.1 The application site is within an area zoned as "Residential" as identified on the Braddan Local Plan 1991 Map 2, however does not have a residential use.

4.2 Although there are no specific policies which relate to the erection of a greenhouse in a community space we can consider the principals of Environment Policy 17 of the Isle of Man Strategic Plan 2016.

Environment Policy 17 states; "The development of buildings and other facilities associated with nurseries and market gardens will only be permitted where:

• a) any built development is of a scale, form, design and material in keeping with the character of its surroundings;
• b) any development does not unacceptably affect residential amenity or local highway conditions;
• c) there is no adverse impact on the character or appearance of the area or a requirement for significant highway alterations; and
• d) if appropriate, those buildings are erected away from public highways and are screened from public gaze.

4.3 In addition to the IOM Strategic Plan we may also consider the Town and Country Planning (Permitted Development) Order 2012 (PDO) which allows for the erection of a greenhouse (subject to conditions) within the curtilage of a residential property. While this is not a residential curtilage we use the PDO as a guide towards levels of acceptability.

"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." REPRESENTATIONS

5.1 The Department of Infrastructure have stated that there is no highways interest in the current application. 27/04/2017

5.2 Braddan Commissioners have no objections to the application 24/04/2017. ASSESSMENT - 6.1 This application seeks approval for the erection of a glazed greenhouse for the growing and crops within the Coronation Community Garden. The fundamental issues to consider in the assessment of this application are the impact of the greenhouse on the amenity of the neighbours and the visual impact of the greenhouse on the surrounding area.

6.2 The greenhouse in terms of scale, design and location would meet the needs of its users without detriment to the character and appearance of the area and without adverse impacts on the amenities of the surrounding neighbours and highways.

6.3 If the site were to have been a residential curtilage the proposal would meet the needs of the Permitted Development Order and as such the erection of the greenhouse could have been carried out without the need of an application, however given its location within a community designated area, a formal planning application submission is required. Nonetheless the proposal is considered acceptable.

• RECOMMENDATION
• 7.1 For the reasons stated above, the application is 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;
• (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: 20.06.2017 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 the site plan received 12th September 2016 and photographs received 3rd April 2017.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 26.06.2017 Determining officer

Signed : C BALMER Chris Balmer Senior Planning Officer

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.