29 March 2022 · Planning Committee (presented by Mr S Butler)
Ballaoates Farm, Ballavagher Road, St Johns, Isle Of Man, IM4 3je
The proposal involves constructing a lightweight polytunnel made of galvanised high tensile hoop frames with polythene cover, anchored on a well-compacted gravel base, measuring 6.1m wide by 12.1m long and 1.83m high, on a small area southeast of the main farmhouse at Ballaoates Farm.
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The officer determined that the principle of development is acceptable as a lightweight polytunnel for agricultural/horticultural need (growing fruit and vegetables for personal use and local sale) wi…
General Policy 3
General Policy 3 prohibits development on unallocated sites except for works essential for agriculture. The officer found the polytunnel essential for agricultural/horticultural need (year-round fruit/veg production), located close to existing farm structures, thus compliant as an exception.
Environment Policy 15
ENV15 permits new agricultural buildings where need outweighs countryside policy, sited close to existing groups, appropriate in scale, materials, colour, siting, form, sympathetic to landscape, with care near residences. The lightweight polytunnel meets this: justified need, close to farm buildings, low height (1.83m), functional materials (galised hoops, polythene, gravel), not isolated or highway-adjacent, no residential impacts.
General Policy 2
General Policy 2 covers development control considerations. Listed as relevant but not key to reasoning; proposal's details assessed as acceptable overall.
Environment Policy 1
ENV1 protects countryside and landscape. Proposal not visually intrusive due to lightweight nature, farm context, topography, and landscaping.
Environment Policy 2
ENV2 protects landscape. Same as ENV1; siting and form sympathetic.
Environment Policy 14
ENV14 protects important agricultural land. No concerns raised; site part of active farm.
Time limit
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.
Agricultural use only
The building hereby approved shall only be used for agricultural purposes. Reason: the building has been assessed on the basis of agricultural use only.
Removal if no longer agricultural
In the event that it is no longer used or required for agricultural purposes, the building hereby approved shall be removed and the ground restored to its former condition within 6 months of it last being in use. Reason: The building has been exceptionally approved solely to meet agricultural need and its subsequent retention would result in an unwarranted intrusion in the countryside.
No Highways Interest
Department of Infrastructure (DOI) Highways Division has no highways interest in the application.
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 27.1.22
