Planning Officer Report

Officer's Report

Application No.:	12/01505/B
Applicant:	Stephen Mark Prescott
Proposal:	Erection of a timber storage shed
Site Address:	Field 210546 Kerrow Kneale Summerhill Road Jurby Isle Of Man

Case Officer :	Miss Melissa McKnight
Photo Taken :	24.11.2012
Site Visit :	24.11.2012
Expected Decision Level :	Officer Delegation

The Application Site

1. The application site is the curtilage of field 210546 sited on the western side of Summerhill Road, Jurby.
2. The application site field is current used for horticultural purposes and the nursery is known as 'Manx Native Trees' and is currently ran as a small business. Currently on site are two polytunnels, garden shed, wind turbine and wooden pallets dividing up sections of planting areas. Kerrokneal dwelling is sited 41 metres south east of the site.
3. The site is particularly well screened from the highway large mature trees with one having to purposefully look into the site to view any structures. When the trees are in full bloom, the site and structures would not be visible from the highway.

The Proposal

1. The planning application seeks the approval for the erection of a timber storage shed measuring just above 7.3 metres wide and just less than 3.7 metres wide. The proposed shed would have a lean to roof with a height of just less than 2.5 metres at the highest point and just above 1.8 metres at the lowest point.
2. The proposed new shed would be open at the front with the remaining shed finished in timber from the St John's saw mill and would have a turf roof and would sit on railway sleepers.
3. The proposed shed would be used for the storage of compost and rootrainers and additional propagation when it is too hot in the polytunnel.

Planning History

1. The application site has been the subject of five previous planning applications, three of which are considered specifically relevant to the assessment of this current planning application and all were granted for planning approval:

PA 09/01286/B: Erection of a polytunnel. PA 09/01055/B: Erection of a wind turbine, battery shed and solar panels. PA 04/00076/B: Erection of a horticultural polytunnel on.

Planning Policy

1. The application site is within an area of open space not designated for any site specific purpose under the 1982 Isle of Man Development Plan.

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application:

General Policy 3 states:

"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, historical, or social value and interest (Housing Policy 11) c) previously developed land which contains a significant amount of buildings where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environmental 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-dependant 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."

Environment Policy 1 states:

"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 over-riding 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."

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.

Representations

1. At the time of writing there have been no written representations made regarding the current planning application.

Assessment

1. The proposed development is considered to be a fairly modest form of development given the size, form, design and appearance of the proposed shed. The application site is 25 metres from the boundary of Kerrowkneale and 41 metres from the main dwellinghouse, together with the southern boundary treatment the proposal is not considered to impact upon the residential amenity of the local residents of Kerrowkneale.
2. It is considered that the proposed shed would be integrated into the landscape reasonably well due to the vegetation within the site and bordering the site and other horticultural structures on site. The proposal would be sited 33 metres from Summerhill Road which is considered sufficient distance from the public highway as to have no adverse impacts on the character or appearance of the locality and public amenity.
3. As previously mentioned the site already consists of two polytunnels, shed, wind turbine and allotments together the propagating of native trees for the use by residents of the Manx Native Trees, Native oak Group; as such the proposal would be in-keeping with the character of its surroundings.
4. Overall, it is concluded that the planning application is in accordance with General Policy 3, Environment Policy 1 and Environment Policy 17 of the Isle of Man Strategic Plan 2007.

Recommendation

1. It is recommended that the planning application be permitted.

Party Status

1. The local authority is, Jurby Parish Commissioners, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 13.12.2012

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval for the erection of a timber shed relates to Doc 1, Doc 3, Doc 4, Document 5 Doc 7A, DOC 7 B and Doc 8 all date stamped 9th November 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 11-12-12

Determining officer (delete as appropriate)

Signed : ... Anthony Holmes Senior Planning Officer

Signed : ... Michael Gallagher Director of Planning and Building Control

Signed : ... Sarah Corlett Senior Planning Officer

Signed : ... Jennifer Chance Development Control Manager