28 February 2023 · Delegated - Principal Planner (Jason Singleton)
Sea Dawn, Ballaragh, Laxey, Isle Of Man, IM4 7pn
The proposal involves erecting a polytunnel measuring 15.24m long x 4.27m wide x 2.48m high on sloping land behind houses lining Ballaragh Road, directly on the ground without a concrete base or level changes, for domestic horticultural use associated with the nearby dwelling 'Sea Dawn'.
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Although the land is not designated for development, the proposed polytunnel was considered acceptable on an exceptional basis due to its intended domestic use for growing produce in association with …
Environment Policy 1
Seeks to protect the countryside for its own sake. Officer assessed the polytunnel's low visual impact when read with clustered development, finding no harm to rural character.
Environment Policy 2
Relevant to countryside protection alongside ENV1. Combined assessment confirmed no unacceptable intrusion or harm to landscape.
Environment Policy 15
Requires agricultural/horticultural development positioned as close as practicable to existing development. Siting directly behind houses met this, though not within curtilage.
Environment Policy 17
Concerns visual appearance and best location of agricultural/horticultural buildings. Low height and proximity to dwellings ensured acceptability.
General Policy 3
Sets exceptions to countryside development including for agricultural (horticultural) use under 3(f). Proposal qualified as domestic horticulture starting point for assessment.
General Policy 2
General standards for acceptable development including impact on neighbouring amenity (b), visual setting (c), and other aspects (g). No amenity harm or visual issues found.
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.
Removal if use ceases
In the event that the use of the polytunnel hereby approved ceases for a period exceeding 12 months, the polytunnel and any supporting structures shall be removed and the ground restored to its former condition within 3 months of the date of the cessation. Reason: The building has been exceptionally approved solely to meet a specific need and its subsequent retention would result in an unwarranted intrusion in the countryside.
no objection - noted size and location behind properties, not significant visual intrusion from A2, no highways objection or neighbour comments
No highways interest
Highway Services HDC stated no interest (NHI) in the application, later confirming NHI on amendments; Garff Commissioners raised no objection after considering the polytunnel's size, location, and lack of highway or neighbour objections.
Highway Services HDC
No ObjectionHighway Services HDC has no interest (NHI) in: 22/01526/B; After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.
Garff Commissioners
No ObjectionResolved: No Objection.; The size of the polytunnel is 15.24M X 4.27M x 2.48m high was noted.; The view of the polytunnel from the ‘distant’ A2 below was considered; this aspect was not felt to be significant in terms of visual intrusion.; The fact that Highways had not objected and that there was no comment from neighbours was noted.
Highway Services
No ObjectionHighway Services note the amendments in the above application and continue to advise NHI.
