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Application No.: 10/00261/B Applicant: Mr Paul Allanson Proposal: Erection of two polytunnels Site Address: Dreem Faaie Ballacraine St Johns Isle Of Man IM4 3LS ### Considerations Case Officer: Mrs Jade Craig Photo Taken: - Site Visit: - Expected Decision Level: - Senior Planning Officer ### Written Representations ### Consultations Consultee: Highways Division Notes: Do not oppose Consultee: German Parish Commissioners Notes:** No Objection
The application site represents Allansons Nurseries, Dreem Faaie, Ballacraine, St. John's, which is a large plant nursery with a retail area. Specifically this application relates to two strips of land located in the northern part of the site near to the customer car park.
Proposed is the erection of two additional polytunnels.
The following previous planning applications are considered relevant in the assessment and determination of this application:
Creation of wholesale and retail nursery.
Erection of three additional growing tunnels.
6 May 2010 10/00261/B Page 1 of 4
03/01704/B - Permitted 06/01/04 Erection of two additional growing tunnels. 04/01451/B - Permitted 20/08/04 Addition of two lean to structures on approved building, a secure storage area and nursery office. 04/01567/B - Permitted 01/10/04 Erection of three additional growing tunnels. 05/01857/B - Permitted 28/11/05 Erection of an additional growing tunnel with a exterior green net cover. 05/02061/B - Permitted 13/01/06 Erection of three display and shelter tunnels. 07/01159/B - Permitted 18/09/07 Erection of an office and reception area. 07/01266/B - Permitted 26/09/07 Erection of an additional polytunnel and greenhouse. 09/01167/B - Permitted 25/08/09 Erection of polytunnels.
In terms of local plan policy, the application site is located within an area designated as 'Open Space' in the St. John's Local Plan 1999. The site is not within a Conservation Area.
The Isle of Man Strategic Plan 2007 contains a paragraph and a policy which are considered material to the assessment of this current planning application; 7.14.1 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.
Environment Policy 17; 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.
The Department of Transport Highways Division do not oppose this application, as there are no traffic management, parking or road safety implications.
ASSESSMENT
Proposed now is the erection of two additional polytunnels. The proposed polytunnels are considered to be an acceptable form of development in accordance with the approved use of the site as a nursery. The main issue to be assessed in the determination of this application is whether the proposed development would bring any adverse impacts that would be unacceptable.
The proposed siting of the structures is such that they would be a considerable distance from the highway. The nearest part of the proposed polytunnels would be approximately 20 metres away from Peel Road, which would be the same distance as another polytunnel approved under a previous application (09/01167/B). Existing trees help to screen the site from view of the highway and as it is not overlooked there would be no impact on the street scene or neighbouring properties.
The design, materials and construction of the proposed polytunnels are representative of their proposed use and in keeping with the many other horticultural structures which have already been developed on the site. Polytunnel 1 would measure 29.5 metres long, 4.3 metres wide and be 3 metres high at its tallest point. It would be a covered roof design, open on all sides with a green net roof covering over an opaque waterproof polythene sheeting. This polytunnel would be for the display and sale of speciality composts. Polytunnel 2 would measure 16.6 metres long, 5.5 metres wide and be 3 metres high at its tallest point. It would be open down one side and on each gable end. The covering would again be green netting over an opaque waterproof polythene sheeting. This polytunnel would be for the storage, display and sale of various horticultural gravels, grits and sands.
Although there are many trees within the wider curtilage of the nursery, no trees would be affected by this application. RECOMMENDATION For the above reasons this proposal is considered to be acceptable and is recommended for approval. PARTY STATUS
The Department of Transport Highways Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommendation Recommended Decision: Permitted Date of Recommendation: 06.05.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal
6 May 2010 10/00261/B Page 3 of 4
C 1. The use must be taken up within four years of the date of this notice in order for this approval to remain valid after that time.
C 2. This approval relates to the erection of two polytunnels at Dreem Faaie, Ballacraine, St. John's as shown on drawing numbers LP/10 PALL, SP2/10 PALL, NL/10 PALL, TBD/10 PALL, PO1/10 PALL and PO2/10 PALL, date stamped 26th February 2010.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : Signed : Senior Planning Officer
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