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25/90423/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90423/B Applicant : Hospice Isle Of Man Proposal : Installation of Polycrub tunnel in rear gardens Site Address : Hospice Isle Of Man Strang Douglas Isle Of Man IM4 4RP
Senior Planning Officer: Jason Singleton Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 22.05.2025 __
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.
This application has been recommended for approval for the following reason. The proposed installation would comply with General Policy 2 of the Isle Of Man Strategic Plan 2016.
Plans/Drawings/Information;
This decision relates to drawings and supporting information received on 23 April 2025, referenced; 3080/C/010 __
Right to Appeal
None __
Officer’s Report
1.0 THE SITE 1.1 The application site identified in red, is a small parcel of land that sits to the south of Rebecca House (Hospice) building and part of the Nobles Hospital complex. The site is a small footprint of land that is to the south of the car park and is laid to grass. The site is accessed from the internal roads serving the various hospital buildings.
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25/90423/B
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2.0 THE PROPOSAL 2.1 Proposed is the erection of a poly tunnel within the gardens of the site. The poly tunnel would measure a footprint of 15m long and 4.0m wide with a dome shaped profile. The poly tunnel is a fit form and supplied from "Polycrub". The built form is made up from timber plinth at ground level approx. 300mm high and then arc timber frame work with polycarbonate sheets to follow the framework.
2.2 The poly tunnel would be sites to the south of the buildings car park, the rear, and on an existing grass area that is referred to as the rear garden.
3.0 PLANNING POLICY 3.1 In terms of local plan policy, the application site is identified on the Area Plan for the East as; "Buildings or Land for Civic. Cultural, or Other use" - with a further designation for "Buildings/Land for Hospital Purposes". The siting also sits immediately adjacent (south) to "Open Space" areas that are further identified as 'Public Open Space' on Map 8 Union Mills / Strang.
3.2 The site is not within a conservation area or is identified at flood risk, nor are there any registered trees within the application site.
3.3 Given the nature of the application it is appropriate to consider Strategic Plan 2016 which contains the following policies that are considered specifically material to the assessment of this application;
General Policy 2b,c,g General Development Considerations
4.0 PLANNING HISTORY 4.1 None.
5.0 REPRESENTATIONS 5.1 Braddan Parish Commissioners - no comments received at the time of writing 5.2 Highways Services - no comments received at the time of writing
6.0 ASSESSMENT I Principle II Visual Impact III Impact upon neighbours
(I) PRINCIPLE 6.1 The application site falls outside of a defined settlement boundary within the area plan for the east and would therefore not comply with SP1-4 nor is the site within the open countryside so Sp5 would not be applicable. However, this part of the site and the wider area does sit within and area that is designated for development on Map 8, albeit "Hospital" and surrounded by established buildings and infrastructure.
6.2 In this case, the general planning principle of development from a land use perspective is zoned for 'development' and would be adjacent to existing buildings and within their defined curtilage. This helps ensure the site is broadly designated for 'development' and the proposal would be acceptable in this instance.
6.3 The proposed usage of the poly- tunnel is intended to provide a recreational facility for the hospice residents in the adjacent building. As such further assessment through GP2 would be appropriate.
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(II) VISUAL IMPACT 6.3 The proposed poly tunnel has been designed to reflect its intended purpose and would be used in conjunction as a recreation facility for use for Rebecca house / hospice building and is located to the rear of the building where it would not be read from the front elevation and the internal access road and would benefit from a degree of privacy being sited to the rear of the building.
6.4 The poly tunnel is of a size that would be comparable with the proposed use of this part of the site and the light weight (timber frame) design, twinned with its low profile height, helps to minimise any visual harm and would be read in accordance with GP2b.
6.5 These aspects help ensure the proposal would not appear out of character in its setting and the impact on the land here is kept to a minimum thus limiting any visual impact. In this instance is not considered to have a detrimental impact which would adversely affect the character of the surrounding landscape to such an extent to warrant a refusal and would comply with the criteria of General Policy 2c.
(III) NEIGHBOURING AMENITIES 6.6 With regard to the above, the level and scale of development to install the poly-tunnel are considered to be relatively minor and not judged to cause harm to the enjoyment of the neighbouring amenity to those users of Rebecca House. On balance, these aspects would be considered to be compliant with those sections of General Policy 2g.
7.0 RECOMMENDATION 7.1 In terms of the scale, materials, colour, siting and its built form it is considered this application would be in accordance with General Policy 2 for the reasons stated above and has no adverse impact on the character of this site. The application has been recommended for approval.
8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative. __
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
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decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted
Date: 23.05.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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