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PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00126/B Applicant : Milntown Estate Proposal : Netted polytunnels within the Estates Nursery Area for growing nursery trees in association with Manx Wildlife Trust Site Address : Milntown Mansion Glen Auldyn Ramsey Isle Of Man IM7 2AB
Planning Officer: Paul Visigah Photo Taken : 15.05.2024 Site Visit : 15.05.2024 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 21.05.2024 __
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 building/structure may only be used for horticultural or agricultural purposes.
Reason: The countryside is protected from development and an exception is being made on the basis of a horticulture/plant nursery need only.
C 3. The buildings/structures hereby approved shall be removed and the ground restored to its former condition in the event that they are no longer used or required for horticultural purposes/plant nursery.
Reason: The building has been exceptionally approved solely to meet horticultural 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. Overall, it is considered that the application accords with General Policy 3, Environment Policy 1, Environment Policies 4 and 15, Strategic Policy 2 and General Policy 2 of the Isle of Man Strategic Plan 2016, as well as RB/3 and RB/5 of Planning Policy Statement 1/01, as the proposal would not have an adverse visual impact upon the overall setting of the Registered Building/estate or harm the character and quality of the landscape.
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Plans/Drawings/Information;
This approval relates to the submitted documents and drawing received on 31 January 2024, and additional correspondence from the agent received 21 May 2024.
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The site exists as part of the curtilage of Milntown Mansion, Glen Auldyn, Ramsey, which is a large detached property set within substantial grounds, located on a corner plot with Lezayre Road to the north and Glen Auldyn Road to the west of the site.
1.2 Within the ground and situated just south of Mill Cottage, is the estates nursery area situated about 84m south of the Mansion (completely secluded by the trees and buildings situated further north). This area which is largely enclosed in mature hedging and trees also supports an existing polytunnel which sits just east of the southern stretch of the southern access and driveway into the site.
2.1 THE PROPOSAL 2.1 Planning approval is sought for Netted polytunnels within the Estates Nursery Area for growing nursery trees in association with Manx Wildlife Trust. Two polytunnels are to be erected as part of the proposal.
2.2 The first polytunnel would measure 12.6m x 6.1m, and be 2.8m tall. The second polytunnel would measure 12.6m x 4.8m, and be 2.84m tall to the top of its roof. Both polytunnels would be net polytunnels.
2.3 Both polytunnels will be constructed of similar design and style as the existing arched roofed polytunnel on site. These polytunnels would be anchored to the ground and supported by frames.
2.4 The application form notes that the proposals are a joint venture, between the Milntown Estate and Manx Wildlife to grow small nursery specimen trees for replanting of new woodland habitat areas. They also note that collected rainwater would be reused in the nursery
3.0 PLANNING POLICY 3.1 Site Specific 3.1.1 The application site is within an area recognised as being an area of 'Low Density Housing in Parkland', under the Isle of Man Development Plan Order 1982, and falls within the edge of an area zoned as High Landscape or Coastal Value and Scenic Significance. The site is not within a Conservation Area, or a registered tree area, but there is a registered tree within the broader site area situated about 38m northwest of the application site. The main property is a Registered Building (no. 168). The site is not prone to flood risks, although the northern boundary of the site is flanked by an area prone to low and medium surface water flood risks.
3.2 National: STRATEGIC PLAN (2016)
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3.2.1 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of the planning application:
3.2.2 Relevant Strategic Plan Policies: a. General Policy 3 - Exceptions to development in the countryside. b. General Policy 2 - General Development Considerations. c. Environment Policy 1 - Protection of the countryside and inherent ecology. d. Environment Policy 2 - Protection of Areas of High Landscape or Coastal Value and Scenic Significance. e. Environment Policy 4 - Protects biodiversity (including protected species and designated sites). f. Environment Policy 5 - Mitigation against damage to or loss of habitats. g. Strategic Policy 1 - Efficient use of land and resources. h. Strategic Policy 2 - Priority for new development to identified towns and villages. i. Strategic Policy 4 - development proposals must protect or enhance the nature conservation and landscape quality of urban as well as rural areas. j. Strategic Policy 5 - Design and visual impact. k. Spatial Policy 5 - new development will be in defined settlements only or in the countryside only in accordance with GP3. l. Transport Policy 1 - Proximity to existing public transport facilities and routes, including pedestrian, cycle and rail routes important for new development. m. Transport Policy 4 - Highway safety. n. Community Policies 7, 10 and 11 provide guidance in respect of minimising criminal activity and reducing spread of fire, while Infrastructure Policy 5 deals with methods for water conservation. o. Environment Policies 15 and 17 _- Refers to the visual appearance and best location of such agricultural or horticultural buildings. p. Business Policy 1 - Growth of the Islands businesses. q. Paragraph 7.14.1 (Horticulture): "The use of land for horticulture, market gardens or nursery grounds is common on the Island and often found on sites in the urban fringe or free-standing in the countryside. Such uses can contribute to the economic activity of rural areas, but the requirement for buildings and adequate access and parking spaces means that such developments can be intrusive in the countryside. The development and expansion of such sites needs to be carefully managed particularly where there are traffic implications and in order to prevent the proliferation of buildings, which may include growing tunnels and external displays and greenhouses, leading to an adverse impact on the character of such areas."
4.0 OTHER MATERIAL CONSIDERATIONS 4.1 TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions (3) In considering - (a) whether to grant planning approval for development which affects a registered building or its setting, or (b) whether to grant registered building consent for any works, the relevant Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.
4.2 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man
4.2.1 POLICY RB/3 General criteria applied in considering registered building applications The issues that are generally relevant to the consideration of all registered building applications are:-
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o The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context;
o The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register;
o The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings).
4.2.2 POLICY RB/5 ALTERATIONS AND EXTENSIONS (In part) "In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.
4.3 The Isle of Man's Biodiversity Strategy (2015 - 2025) 4.3.1 The Department's Biodiversity Strategy is capable of being a material consideration. It seeks to manage biodiversity changes to minimise loss of species and habitats, whilst seeking to maintain, restore and enhance native biodiversity, where necessary.
5.0 PLANNING HISTORY 5.1 The site has been the subject of 36 previous planning applications, two of which are considered relevant in the assessment and determination of the current application.
5.2 PA 14/01348/GB for Erection of polytunnel in nursery garden (in association with 14/01349/CON), and PA 14/01349/CON for Registered Building Consent for erection of polytunnel in nursery garden (RB no 168 in association with 14/01348/GB) - Both approved. The polytunnels proposed within the current scheme are to be sited on both sides of the polytunnel approved under these schemes.
6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
6.1 DOI Highways find the proposal to have no significant negative impact upon highway safety, network functionality and/or parking (23 February 2024).
6.2 No comments have been received from Lezayre Parish Commissioners although they were consulted 19 February 2024.
6.3 No comments have been received from neighbouring properties.
7.0 ASSESSMENT 7.1 The fundamental issues to consider in the assessment of the current application are: i. Principle (Justification of Need); ii. Potential Impacts on the setting of the registered building; iii. Visual/Landscape Impact; and iv. Ecological Impacts;
7.2 PRINCIPLE - NEED FOR POLYTUNNELS (GP3 & EP15)
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7.2.1 In assessing any agricultural development within the countryside, General Policy 3 (f) of the Isle of Man Strategic Plan serves as the key measure for assessment given that it provides the basis for the exception of those buildings which are essential for the conduct of agriculture or forestry. Further to this policy, the first paragraph of Environment Policy 15 requires first that the Department should be satisfied that there is agricultural or horticultural need for a new building, sufficient to outweigh the general policy against development in the countryside.
7.2.2 In this case, the supporting information provided by the applicant suggests that the building is to support nurseries operational within the site. It must be noted that nurseries currently exist on site, supported by an existing polytunnel, and these observed to be present on site during the site visit on 15 May 2024. As has already been noted, approval has been granted for a single polytunnel on a site, at the proposed location which is used to support tree growing nurseries, with the new polytunnels seen to offer opportunities for the growth of the nurseries on site, targeted at supporting the operations of the Milntown Estate and Manx Wildlife to grow small nursery specimen trees for replanting of new woodland habitat areas. As such, it is considered that the siting of the polytunnel at this location would be complimentary to the existing use of this part of the farm, and would in turn meet the requirements of General Policy 3 (f).
7.3 IMPACT ON SETTING OF REGISTERED BUILDING (GP2, SP 4, RB3 and RB 5) 7.3.1 The Milntown Mansion is of clear architectural and historic interest, with the site of the proposed development which is within its curtilage forming part of the historic setting of the property which reflects the islands heritage.
7.3.2 As this application proposes to introduce new structures within the nursery area which can be viewed from the adjoining highway and forms part of the Registered building's setting, it is considered that the material finish and design would not be considerably different from that of the existing historic bridge which holds the potential to impact on the setting of the train station. It is important that any new development would be such that would not adversely impact on views to the site. Whilst there could be views of the proposed polytunnels from the Glen Auldyn Road to the west of the proposal, the mature and dense landscaping would limit to such views being fleeting and not prominent.
7.3.3 Further to the above, the polytunnels would be situated a significant distance from the main Milntown building, and therefore the proposal would have little impact upon the character. The proposals would be located adjacent to the working yard area of the estate, where the new polytnnels and the existing polytunnel would be read within the context of the utilitarian element of this part of the site.
7.3.4 Given the above, it is considered that the proposals, whilst introducing some form of changes, would protect the fabric and setting of the Registered Building, given that it would respect the local character and distinctiveness of the site, thus aligning with the tests within RB/3 and RB/5 of Planning Policy Statement 1/01, as well as Strategic Policy 4 and General Policy 2 of the Strategic Plan.
7.4 POTENTIAL VISUAL IMPACT UPON THE AMENITIES OF THE COUNTRYSIDE (EP1, EP2 & GP2) 7.4.1 In terms of the visual impact and impact on the broader landscape with the site adjoining an Area of high Landscape or Costal Value and Scenic Significance, it is considered that the site is well screened from public views. More so, the views achievable through gaps within vegetation or over the existing mature landscaping on the boundary by the highway, would not be so different from the existing situation where a polytunnel is already situated, given their alignment and positioning relative to the highway. Besides, any views to the polytunnels would be read within the context of the site and existing buildings and structures on site.
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7.4.2 Based on the foregoing, it is considered that the polytunnels will fit the site context, and will have no adverse visual impact from its proposed location, and the use would not appear out of place.
7.5 ECOLOGICAL IMPACTS (EP 1 & EP 4) 7.5.1 With regard to ecological impacts, it is considered that there would be no detrimental impacts resulting from the scheme on the existing biota on the site. This is consequent on the fact that the site already supports the growth of nurseries, and the development would not be erected on an undisturbed part of the site, not alter any of the mature hedges or trees on the site. As such, it is considered that the proposed scheme complies with Environment Policies 1 and 4 in respect to the impact of the development on ecology within the countryside.
8.0 CONCLUSION 8.1 In conclusion, the proposal would not have an adverse visual impact upon the overall setting of the Registered Building/estate or harm the character and quality of the landscape. Therefore, it is considered that the proposals would comply with RB/3 and RB/5 of Planning Policy Statement 1/01, and Strategic Policy 4 and General Policy 2 of the Isle of Man Strategic Plan 2016. The application is recommended for approval.
9.0 INTERESTED PERSON STATUS 9.1 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.
9.2 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 above 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: 22.05.2024
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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.
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