1 February 2024 · Planning Committee
Riverside Barn, King Edward Road, Onchan, Isle Of Man, IM4 6ab
The proposal involves building a 7.5m x 10m x 5.4m high timber-clad storage shed with natural slate roof on a 0.86 hectare wooded site at Riverside Barn, King Edward Road, Onchan, for storing machinery like tractors, wood chippers and mowers needed to manage invasive cherry laurel and maintain pathways.
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The proposal was approved as it qualifies under General Policy 3(f) exception for buildings essential for forestry, providing justified storage for equipment to manage invasive cherry laurel in the Gr…
General Policy 3
Presumption against development outside allocated sites except for (f) buildings essential for agriculture or forestry. Officer assessed the storage building as essential for woodland management needs, justified by equipment list and invasive species issues, distinguishing from domestic or commercial uses.
Environment Policy 1
Protection of countryside and ecology. Proposal's screened location, design and tree retention ensure no adverse countryside impact, while facilitating management enhances value.
Environment Policy 3
Prevent unacceptable loss/damage to woodland. Low-quality young trees removed but retained trees protected via exclusion zones; DEFA Forestry no objection.
Environment Policy 4
Protection of ecology and protected species. Minimal impact on scrub habitat mitigated by bat/bird boxes; DEFA Ecosystems supportive.
Environment Policy 5
Conditions for developments affecting protected sites. Bat/bird boxes and tree protection imposed as mitigation.
Environment Policy 27
Environmental enhancement. Building enables invasive species management, enhancing nature conservation value per paragraph 7.21.1.
General Policy 2
Development control considerations including amenity, trees, highways. No neighbour amenity/highway harm; trees/ecology protected.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Use restriction
The building hereby approved shall be used solely for the storage of machinery and equipment used for the maintenance of the woodland, as edged red on the approved plan (Drawing No. 23 1752/1 Rev C), and for no commercial purposes. The building shall be erected strictly in accordance with the approved plans Drawing No. DC/001 Rev C (excluding the illustrative internal storage/machinery layout) and DC/002 Rev C.
Bat and bird boxes
Prior to the commencement of the development hereby approved, plans shall be submitted to the Planning Authority for written approval containing details of bat and bird boxes on the new development. A bat box shall be installed high up on the south east, while the second bat box shall be installed on the south west elevation. The bird box shall be installed high up on a north elevation of the proposed building. The development shall not be carried out unless in accordance with the approved details, and shall thereafter be permanently retained as such.
Tree protection
Prior to the commencement of the development hereby approved, the protection measures detailed on Drawing No. 23 1752/02 Rev A, submitted in support of the application shall be fully installed and implemented and retained for the duration of the construction process, unless stated otherwise. Within the Construction Exclusion Zones identified on this drawing, nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, no mixing of cement or use of other contaminating materials or substances shall take place, nor shall any fires be lit, without prior written consent of the Department.
Removal if use ceases
The building hereby approved shall be removed and the ground restored to its former condition in the event that it is no longer used or required for storage of equipment as set out in condition 2.
No permitted development - fences
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no development shall be undertaken under the following classes of Schedule 1 of the Order at any time: Class 39 - Fences, walls and gates.
Materials approval
Prior to the commencement of the development hereby approved, details of all external facing materials shall be submitted to and approved in writing by the Department. The development shall be undertaken in accordance with the approved details and retained as such thereafter.
No residential curtilage extension
No approval is hereby given for the use of any of the land edged in red on Drawing No. 23 1752/1 Rev C as part of the residential curtilage of Riverside Barn, Bibaloe Beg Road, Groudle, Onchan.
raise no opposition subject to confirmation of the main doorway position and a planning condition restricting the formation of a separate dwelling
appreciate intention for housing tools to manage laurel, advise against over-management, recommend bat and bird boxes
no concerns with the application
request methods of protection for trees and root systems and timing of works in conditions
recommend approval subject to conditions recommended by Manx National Heritage and DEFA Ecosystem Policy Team
Statutory consultees including DEFA Biodiversity, DOI Highways, Forestry, MNH, and Onchan Commissioners raised no objections subject to conditions on ecology, highways, and tree protection; neighbour representations from Highfield objected on grounds of business use and precedent.
Key concern: business use by plant hire firm setting precedent for industrial use in rural area
DEFA Biodiversity
Conditional No ObjectionThe placement of the building will unfortunately result in the loss of a small area of scrub habitat and so ecological mitigation is required.
Conditions requested: No works to take place unless details of bat and bird boxes to be installed on the new building, have been submitted to Planning and approved in writing; bat box high up on the south east - south west elevation; bird box high up on a north elevation
Forestry, Amenity and Lands Directorate
No ObjectionI had a chance to look at this today and have no concerns with the application.
Manx National Heritage
Conditional No Objectionthe ecological value of the trees needs to be carefully considered as they form part of a much larger ecological corridor.
Conditions requested: methods of protection for the surrounding trees and their root systems; timing of works be specified; works be undertaken outside the nesting season (31st March to 31st August); checks should be carried out prior to works on or near a tree to confirm no late nesting species
DOI Highways Development Control
Conditional No ObjectionThe vehicle doorway for this unit does not appear to align on the submitted plans and this should be clarified.; Due to the scale of the proposal, a restriction is requested to apply to prevent a further dwelling being formed
Conditions requested: confirmation of the main doorway position; planning condition restricting the formation of a separate dwelling
Onchan District Commissioners
SupportThe Commissioners would recommend that the application be APPROVED for planning purposes
Conditions requested: Subject to the Department of Environment, Food & Agriculture and Manx National Heritage's conditions
Highfield Residents
Objectionthis will open up this site to further industrial use in future and set a dangerous precedent; the area is in a rural largely isolated location where there are firm planning policies against most forms of development
