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25/90279/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90279/B Applicant : Mrs Nicola Waterson Proposal : Erection of detached craft workshop and Polycrub Site Address : Mannville Niarbyl Road Dalby Isle Of Man IM5 3BS
Planning Officer: Russell Williams Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 11.06.2025 __
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.
C 2. The craft workshop hereby approved shall be used for the private domestic needs of the owner only and shall not be used for any business or commercial use.
Reason: In the interest of highway safety and to safeguard the residential character and amenities of the area.
This application has been recommended for approval for the following reason. The proposed craft building is well designed and will enhance the character and appearance of the area. Having regard to the proposed polycrub, it is considered that the proposed development will not give rise to any material harm to the character and appearance of the landscape due to its well screened position within the site and relationship with adjacent buildings. There will be no impact upon trees, ecology or amenity and, therefore, the proposals will not undermine the strategic objectives of Policies 2 and 3 and Environment Policies 1, 2 and 15.
Plans/Drawings/Information;
This approval relates to the following drawings and documents received 14th, 25th and 28th March 2025:
APL-000 Proposed Site Plan APL-100 Location Plan
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APL-103 Floor Plan and Roof Plan APL-104 Workshop Proposed Elevations CS1762-07P Proposed Polycrub Plan __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
DOI Highway Services No objection subject to condition that has been applied
DOI Highway Drainage No objection
It is recommended that the owners/occupiers of the following properties should be given the Right to Appeal as they have submitted an objection that meets the specified criteria:
Lhoob Dhoo, Niarbyl Road, Dalby, IM5 3BS __
Officer’s Report
1.0 THE SITE
1.1 The application site comprises the residential property and adjoining land at Manville, Darby. There are residential properties to the east and west.
1.2 The dwellinghouse comprises a detached bungalow sited closed to the junction between the A27 and Niarbyl Road. The site is bounded along Niarbyl Road by a low stone wall with vehicular access serving the residential property and a secondary access serving the adjoining field.
1.3 The property sits on land that has a sloping topography, descending from east to west. The property is screened in part by trees to the northern boundary. There is an existing metal sheet outbuilding built off the southern stone wall within the curtilage of the dwelling.
2.0 THE PROPOSAL
2.1 The application seeks planning permission to demolish the existing outbuilding and erect a replacement craft building, and to construct a new polycrub, akin to a polytunnel, within the adjoining field.
2.2 The proposed craft building will be located on the footprint of the existing outbuilding and be single storey with a mono pitch roof. It will be finished externally in timber cladding to the walls, white uPVC fenestration and an EDM felt roof with solar panels. The building will measure 4.9m x 8.8m with a maximum height of 2.6m. It will contain a large workshop, store room and WC. The building will be for personal use only, for undertaking various craft activities.
2.3 The polycrub will be located to the northern edge of the field, northwest of the dwelling. It will be constructed from polypipe frame with timber battens and purlins, covered in clear polycarnonate sheeting. The polycrub will measure 4m x 6m with a height of 2.6m. It will be used for growing fruit and vegetables for personal consumption.
3.0 PLANNING POLICY
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3.1 The site lies within an area designated on the Area Plan for the South as land not zoned for a particular purpose (white land). The site is not within a Conservation Area or a Flood Risk Zone but is within the Area of High Landscape or Coastal Value and Scenic Significance.
3.2 General Policy 2 of the Strategic Plan is considered applicable, which 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
3.3 General Policy 3 "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage."
3.4 Environment Policy 1: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an overriding
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national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
3.5 Environment Policy 2: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: (a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential."
3.6 Environment Policy 15 states "Where the Department is satisfied that there is agricultural or horticultural need for a new building (including a dwelling), sufficient to outweigh the general policy against development in the countryside, and that the impact of this development including buildings, accesses, servicing etc. is acceptable, such development must be sited as close as is practically possible to existing building groups and be appropriate in terms of scale, materials, colour, siting and form to ensure that all new developments are sympathetic to the landscape and built environment of which they will form a part. Only in exceptional circumstances will buildings be permitted in exposed or isolated areas or close to public highways and in all such cases will be subject to appropriate landscaping. The nature and materials of construction must also be appropriate to the purposes for which it is intended. Where new agricultural buildings are proposed next to or close to existing residential properties, care must be taken to ensure that there is no unacceptable adverse impact through any activity, although it must be borne in mind that many farming activities require buildings which are best sited, in landscape terms, close to existing building groups in the rural landscape."
4.0 OTHER MATERIAL CONSIDERATIONS
4.1 The Residential Design Guide July 2021 is a material consideration.
5.0 PLANNING HISTORY
5.1 No relevant history.
6.0 REPRESENTATIONS
6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows:
Patrick Commissioners - No comments received.
DOI Highway Services - After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking providing the proposals are conditioned to be limited to private use only (for purposes of highway safety and parking amenity)
DOI Highway Drainage - Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads. Recommendation: As there are no levels shown. The applicant should be aware of and demonstrate compliance with the clause above.
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6.2 1 letter of objection has been received from a member of the public raising the following concerns:
7.0 ASSESSMENT
7.1 The key considerations in the determination of the application are: 1. Principle of development 2. Impact upon the character and appearance of the area/landscape
PRINCIPLE OF DEVELOPMENT
7.2 The application site is located in the countryside where the property and land is not zoned for any particular purpose. Notwithstanding, the erection of domestic extensions and outbuildings, such as that proposed for the new craft room, is acceptable where they are located within the established residential curtilage, as is the case here. The response of the applicant to the objection raised by a neighbouring resident have been considered in assessing the proposals and the inclusion of a shower room for washing down after working, especially with the honey making process, is noted.
7.3 Regarding the proposed polycrub, it is noted that this will be sited within the adjoining field owned by the applicant. As such, the restrictive criteria laid out in General Policy 3 applies.
7.4 General Policy 3 (f) permits development of buildings in the countryside where they are essential for the purposes of agriculture. Whilst the polycrub is for the personal use of the applicant, it will be used for horticultural purposes, which falls within the definition of "agriculture" as set out in paragraph 45 (1) of the Town and Country Planning Act 1999. The definition of agriculture within the Act does not require any business function and, therefore, having regard to the proposed use, the principle of development is acceptable and compliant with General Policy 3.
IMPACT UPON THE CHARACTER AND APPEARANCE OF THE AREA/LANDSCAPE
7.5 The proposed craft and hobby building will replace an existing dilapidated structure in the same location. The existing building is finished in corrugated metal sheets and is considered to detract from the character and appearance of the immediate area.
7.6 The new building will be of a more contemporary design and is to be finished in materials that are in keeping with the semi rural setting, with timber cladding offering a soft finish to the walls and white uPVC windows and doors in keeping with adjacent dwellings. The concern of the neighbouring resident regarding the size of the workshop is noted, but it is not significantly larger than the existing building and is of a scale commensurate with the property as a whole.
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7.7 The limited height of the building and its partial screening by the roadside wall will ensure that the visual impact of the new building is relatively limited and overall it is considered that the proposal will enhance the visual appearance of the immediate setting.
7.8 Regarding the proposed polycrub, although the objectors concern over visual impact is acknowledged, the siting is considered to relate well to existing built form of residential properties to the east and south. The polycrub is a small domestic style structure that will not impact upon the outlook of neighbouring properties. From the north the building will be partially screened by tree planting and hedge banks. Overall the visibility of the structure will be limited to glimpses from Niarbyl Road to the south. From here the polycrub will be seen in conjunction with adjacent dwellings and their rear gardens, thus limiting the visual impact of the structure upon the character and appearance of the landscape.
7.9 Given the personal need of the applicant and their limited ownership of land, which is all located within the AHLV as noted by the objector, the siting of the polycrub in this location is accepted and being essential to meet the proposed use and personal need. Although in an AHLV, the proposals will have an acceptable landscape impact and is considered to comply with Environment Policies 1 and 2.
OTHER MATTERS
7.10 The comments of DOI Highway Drainage are noted, however the proposals do not propose any alteration to access or vehicle surfacing and so there will be no impact upon the highway.
7.11 The proposal is assessed as not impacting upon ecological features or habitats, trees, flood risk, heritage assets or residential amenity in the area.
8.0 CONCLUSION
8.1 The proposed craft building is well designed and will enhance the character and appearance of the area. Having regard to the proposed polycrub, it is considered that the proposed development will not give rise to any material harm to the character and appearance of the landscape due to its well screened position within the site and relationship with adjacent buildings. There will be no impact upon trees, ecology or amenity and, therefore, the proposals will not undermine the strategic objectives of Policies 2 and 3 and Environment Policies 1, 2 and 15. For the reasons set out it is therefore recommended that the proposed development be permitted.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
9.1 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).
9.2 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.
9.3 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.
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9.4 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.
9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal. __
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 and/or rights to appeal.
Decision Made : Permitted
Date: 12.06.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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