**Document:** DEC Officers Report **Application:** 14/00072/B — Erection of a replacement storage/potting shed /sales building **Decision:** Permitted **Decision Date:** 2014-02-28 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/34267-greeba-greeba-plant-centre-replacement-outbuilding/documents/1087873 --- # DEC Officers Report ### Officer's Report [Table omitted in markdown export] #### 1.0 The Site 1.1 The application site is the curtilage of Greeba Plant Centre, Norfolk Nurseries, Main Road, Greeba which is situated to the southern side of the highway. The driveway to the site is accessed off the Main Road. There are a number of Polytunnels and Glass Houses on the site, adjacent to one of the Glass Houses is a potting shed with sales area, this is a basic building which is fairly modest adjacent to the existing structures. 1.2 Adjacent to the side of the driveway is a parking area which serves the business, beyond the potting shed/sales area there is a dwelling which is tied to the nurseries business. Adjacent to the entrance is The Old Chapel which is a residential property which is also within the ownership of the applicant. #### 2.0 The Proposal 2.1 The application seeks approval for the erection of a building to replace the existing potting shed and sales area. The building would measure approximately 216sqm and would be constructed of green profiled metal cladding. The building would be split in two to provide a sales area to the front and a potting shed to the rear, the front part of the building would be insulated. There would be high level windows in the side elevation and double doors in the front and rear elevations, there would be double doors in the side elevation which would link through to the existing polytunnel. #### 3.0 Planning History 3.1 There was an application submitted in 1987 PA 87/01216/B for the erection of four timber clad glasshouses, one polytunnel and one net tunnel, this was approved. In 1993 there was an application PA 93/01417/B for the replacement of two agricultural buildings and erection of one new agricultural building, this was approved. In 2002 there was an application submitted PA 02/01065/B which was for the erection of polytunnels, this was also approved. #### 4.0 Development Plan Policies 4.1 The application site is within a wider Area of High Landscape or Coastal Value and Scenic Significance identified on the 1982 Development Plan. Given the nature of the application it is appropriate to consider to consider General Policy 3, Environment Policy 2 and Environment Policy 15 of the Isle of Man Strategic Plan (20th June 2007). #### 4.2 General Policy 3 Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: a) Essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); b) Conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); c) Previously developed land¹ which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; d) The replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); e) Location-dependant development in connection with the working of minerals or the provision of necessary services; f) Building and engineering operations which are essential for the conduct of agriculture or forestry; g) Development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and h) Buildings or works required for interpretation of the countryside, its wildlife or heritage. ### 4.3 Environment Policy 2 The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: a) The development would not harm the character and quality of the landscape; or b) The location for the development is essential. ### 4.4 Environment Policy 15 Where the department is satisfied that there is agricultural or horticultural need for a new building (including a dwelling), sufficient to outweigh the general policy against development in the countryside, and that the impact of this development including buildings, accesses, servicing etc. is acceptable, such development must be sited as close as is practically possible to existing building groups and be appropriate in terms of scale, materials, colour, siting and form to ensure that all new developments are sympathetic to the landscape and built environment of which they will form a part. Only in exceptional circumstances will buildings be permitted in exposed or isolated areas or close to public highways and in all such cases will be subject to appropriate landscaping. The nature and materials of construction must also be appropriate to the purposes for which it is intended. Where new agricultural buildings are proposed next to or close to existing residential properties, care must be taken to ensure that there is no unacceptable adverse impact through any activity, although it must be borne in mind that many farming activities require buildings which are best sited, in landscape terms, close to existing building groups in the rural landscape. ### 5.0 Consultations 5.1 German Commissioners has not commented ### 6.0 Assessment 6.1 The application seeks approval for the erection of a replacement building for use as a potting shed with a sales area to the front. The main issues to consider in the assessment of the application are the horticultural need and the impact upon the character and appearance of the site and area in general. 6.2 The proposed building would be similar in length to the existing but would be double the width, the height of the building to the pitch would be approximately 4.5m compared to the existing which is approximately 3.1m in height. 6.3 The proposed building would replace the existing potting shed and sales area and therefore it is considered that there is sufficient justification for the building. The proposed building would be similar to an agricultural building with the addition of windows, it is considered that the proposed building is acceptable in terms of its finish and design and would be appropriate for its use. The access road alongside the existing building would be redirected as a result of the replacement building, this would not affect the public car parking area. 6.4 It is considered that the building would be of a sufficient distance from the neighbouring properties so that it would not result in undue overlooking or result in undue noise and disturbance. 6.5 The building would not be highly visible from the main public thoroughfares and would have a similar impact as the existing building. It is judged that the building would not have an adverse impact upon the character and appearance of the site or surrounding area in general. 6.6 For the above reasons the application is considered to be acceptable and is recommended for approval. ### 7.0 Party Status 7.1 The local authority, German Commissioners is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded interested person status. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 26.02.2014 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. The development hereby approved shall not be carried out except in full accordance with the following plans 780/001 date stamped as having been received on 21st January 2014 780/002 date stamped as having been received on 21st January 2014 780/003 date stamped as having been received on 21st January 2014 780/004 date stamped as having been received on 21st January 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. Decision Made : Permitted Date : 27/2/14 Determining officer (delete as appropriate) Signed : _________________________ Chris Balmer Senior Planning Officer Signed : _________________________ Michael Gallagher Director of Planning and Building Control Signed : _________________________ Jennifer Chance Development Control Manager --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/34267-greeba-greeba-plant-centre-replacement-outbuilding/documents/1087873*