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23/01461/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/01461/B Applicant : Ruth Meade Proposal : Erection of polytunnels (partially retrospective) Site Address : Red Mie Bollyn Road Ballaugh Isle Of Man IM7 5AY
Planning Officer: Miss Lucy Kinrade Photo Taken : 05.02.2024 Site Visit : 05.02.2024 Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 08.02.2024 __
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. If the agricultural use of any of the polytunnels hereby approved ceases for a period exceeding 12 months, that polytunnel and any supporting equipment (including any base) shall be removed and the ground restored to its former condition within 3 months of the date of the cessation, unless a time is otherwise approved in writing by the Department.
Reason: The polytunnels have been exceptionally approved solely to meet a specific agricultural need and any subsequent retention would result in an unwarranted intrusion in the countryside.
This application has been recommended for approval for the following reason. The application is considered to have an acceptable agricultural need supporting the growth of the existing farm business operations and not to result in any visual or amenity harm and therefore complies with General Policy 3(f), Environment Policies 1, 2, 15 and 17 and Business Policy 1 of the Isle of Man Strategic Plan 2016 and is recommended for approval.
Plans/Drawings/Information;
This approval relates to the following information date received 20/12/2023: o drawing no's: 01, 02, 03, 04 and 05 o photographs no: 06
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o supporting statement __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site edged red relates to field 220991 Bollyn Road, Ballaugh forming part of the small holding of Red Mie.
2.0 THE PROPOSAL 2.1 Approval is sought for the installation of 3 polytunnels at the site, 2 new and 1 retrospective measuring: o Two proposed = 7.32m (w) x 27.43m (l) each tunnel o One retrospective = 7.32m (w) x 16.46m (l).
3.0 PLANNING HISTORY 3.1 The application site has been subject to a number of previous applications considered material all which relate to existing shed and stable structures on the site: o 13/91129/B - APPROVED - Erection of replacement agricultural barn o 06/00481/R- APPROVED - Alterations to existing agricultural building and construction of shed for storage purposes o 05/00091/B - APPROVED - Erection of two agricultural buildings.
4.0 PLANNING POLICY 4.1 The application site is located within an area not designated for development under the Isle of Man 1982 Development Plan and also within a zoned Area of High Landscape or Coastal Value and Scenic Significance. The interpretation and definition of the word 'agriculture' includes horticulture. General Policy 3 sets out a number of exceptions to development in the countryside and which includes for agricultural use and which would be the starting policy in this case. Also relevant would be Environment Policies 1 and 2 which relates to the countryside and AHLV, Environment Policies 15 and 17 in respect of visual appearance and best location of such agricultural or horticultural buildings and Business Policy 1 in respect of growth of the Islands businesses.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Ballaugh Parish Commissioners - no objection (29/01/2024).
5.2 Department of Infrastructure Highway Services - No highways interest (03/01/2024).
5.3 No comments received from neighbouring properties.
6.0 ASSESSMENT 6.1 The site's planning history is reflective of the operation of the site as a small holding and the supporting statement sets out the nature of the established business operation comprising both agricultural animals (sheep, chickens and ducks) and more recently growing of Manx chillies and some fruit and veg. The key tests of the proposal fall to agricultural need in respect of GP3(f) and any visual and amenity impacts in line with EP2, EP15 and EP17.
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Need 6.2 The three polytunnels are needed to support the increased demand for chillies which the supporting statement indicates that they have not been able to fulfil all the request for chillies this year. They have also set up ready an improved route to market once they are capable of meeting full demand. Out of chilli growing season they would utilise the polytunnels to house laying hens and ducks particularly mindful of any Avian Flu. Their supporting statement also appreciated that policies do not permit development in the countryside unless subject to exceptions listed in GP3. They go on to outline that their works are essential in providing a suitable growing space for their Chillies which will not grow in the British Isles without protection and their proposal will ultimately help to support the Island reducing the need to import chillies and thus reduce fossil fuels relating to their importation. The essential need in respect of the growing of the chillies and the support of the existing established farming operation is accepted in line with GP3(f), along with the recognised potential to reduce fossil fuels through reduce importation of foreign chillies working towards an overall reduced carbon emission.
Visual and Amenity Impact 6.3 The proposed polytunnels are set back from the main entrance and either side of the existing agricultural buildings, this set back position helps to limit the visual prominence from the main public highway and being clustered amongst the existing built development helps to prevent any harmful spread and prevent feeling of isolated development. This set back position coupled with the undulating land here as well as roadside and field boundary vegetation all helps to further reduce visual prominence of the site from public view and minded that the polytunnels although long are fairly low level height and although permanent in nature, their construction has a somewhat lightweight and less permanent feeling compared to the heavier two timber buildings which they sit alongside. There are no neighbours nearby and so there are no amenity impact expected and the polytunnels will be read in conjunction with the existing building and small holding so even though some views may be achievable from public vantage points along the road, by reason of the positioning, appearance and relationship with the existing buildings the proposed polytunnels are not considered to adversely harm the countryside or wider AHLV. The proposal in this respect is considered to have an acceptable visual and amenity impact in line with Environment Policies 1, 2, 15 and 17.
7.0 CONCLUSION 7.1 Given the reasons above the application is considered to meet the tests of General Policy 3(f), Environment Policies 1, 2, 15 and 17 and Business Policy 1 of the Isle of Man Strategic Plan 2016 and is recommended for approval.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
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o whether there are other persons to those listed above who should be given Interested Person Status __
I can confirm that this decision has been made by the Acting Head of Development Management 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
Decision Made : Permitted Date : 15.02.2024
Determining officer
Signed : A MORGAN Abigail Morgan
Acting Head of Development Management
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