5 December 2024 · Acting Head of Development Management (Abigail Morgan)
Field 425236, Grenaby Road, Ballabeg, Castletown, Isle Of Man, IM9 4hd
The proposal involves erecting a polytunnel measuring 4.2m wide x 6.4m long x 2.6m high to apex, constructed from polyethylene pipe framework with polycarbonate sheeting over a curved timber frame and 300mm timber shiplap cladding upstand, pegged into the ground.
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The officer assessed the proposal against countryside protection policies, noting its small scale (4.2x6.4x2.6m) and proximity to an existing similar polytunnel on adjacent land as sufficient to estab…
General Policy 2
GP2 g) supports appropriate development; officer found the small-scale polytunnel acceptable in rural setting near farmhouse, complying via sympathetic siting and no amenity harm.
General Policy 3
GP3 f) permits buildings essential for agriculture outside zoned areas; small scale and proximity to existing polytunnel deemed sufficient need, despite no formal evidence required.
Environment Policy 1
Protects countryside from adverse effects unless overriding need; low height, screening by mature boundaries, and non-visibility from public views ensured no harm to character.
Environment Policy 5
Protects statutorily protected species; no ecological implications identified, condition imposed for bat-sensitive lighting to mitigate potential impacts.
Environment Policy 14
Relates to agricultural land protection; no undue loss of Class 2/3 land as polytunnel enables food crop growing on small footprint.
Environment Policy 15
Requires agricultural buildings close to groups, appropriate scale/siting; met by location near farmhouse, sympathetic materials, and boundary screening.
Environment Policy 17
For nursery buildings: scale/form in keeping, no amenity/highway harm, screened from view; low profile, hedgerow screening, and 38.5m from neighbour satisfied tests.
Environment Policy 22
Protects residential amenity; small scale and screening limit visual impact on Grassy Creek despite objection.
Time limit
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.
No external lighting without approval
No external lighting to be installed unless a sensitive low level lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted to DEFA Planning and approved in writing. Thereafter, any such lighting scheme shall be permanently retained and maintained for the lifetime of the development. Reason -To assist in mitigating against any adverse ecological impacts in respect of Statutorily Protected Species (bats) arising from the development in accordance with the provisions of Policy ENV5 of the Isle of Man Strategic Plan 2016.
no highway interest
A neighbouring property owner strongly objects to the polytunnel due to visual impact on their outlook and overdevelopment of agricultural land; Highway Services has no interest in the application.
Key concern: negative impact on outlook/view from adjacent property
Grassy Creek residents
Objectiondirectly and negatively impact our outlook (or view); The proposal does not meet any of the exceptional criteria set out in General Policy 3 and is therefore contrary to policy; Proposals for development in this area would be detrimental to our enjoyment of our property; The applicant has made no attempt to discuss the proposals in advance, nor have they evidenced how they would mitigate for the considerable negative impact
Highway Services HDC
No CommentHighway Services HDC has no interest (NHI) in: 24/91149/B
