**Document:** Officer Report Recommendation **Application:** 12/00508/B — Erection of a polytunnel **Decision:** Permitted **Decision Date:** 2012-05-23 **Parish:** Rushen **Document Type:** report / officer_report **Source:** https://planningportal.im/a/2641-rushen-primary-school-church-road-polytunnel/documents/1169123 --- # Officer Report Recommendation [Table omitted in markdown export] ### Officer's Report #### 1.0 The Site 1.1 The site represents the curtilage of Rushen Primary School which sits to the north east of Four Roads. Access into the site is from the south off Castletown Road where a vehicular access is available and pedestrian and vehicular access are in place to the west off Church Road. #### 2.0 Proposal 2.1 The application seeks approval for erection of a polytunnel. The proposal would have a width of 3 metres, a depth of 8 metres and a height of 2 metres. The proposal would be sited southwest of the main school building and adjacent to the public telephone box which can be found to the northeast of the Four Roads roundabout along the western boundary of the site. #### 3.0 Planning Status 3.1 The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 and the Modified Draft Area Plan for the South as a Primary School. 3.2 Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:- "General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: - (a) is in accordance with the design brief in the Area Plan where there is such a brief; - (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; - (c) does not affect adversely the character of the surrounding landscape or townscape; - (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; - (e) does not affect adversely public views of the sea; [Table omitted in markdown export] - (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; - (g) does not affect adversely the amenity of local residents or the character of the locality; - (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; - (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; - (j) can be provided with all necessary services; - (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; - (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; - (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and - (n) is designed having due regard to best practice in reducing energy consumption." "Environment Policy 17: The development of buildings and other facilities associated with nurseries and market gardens will only be permitted where: a) any built development is of a scale, form, design and material in keeping with the character of its surroundings; b) any development does not unacceptably affect residential amenity or local highway conditions; c) there is no adverse impact on the character or appearance of the area or a requirement for significant highway alterations; and d) if appropriate, those buildings are erected away from public highways and are screened from public gaze." ### 4.0 Planning History 4.1 There have been numerous applications submitted in respect of this site, none of which are relevant in this case. ### 5.0 Representations 5.1 Rushen Parish Commissioners and the Port St Mary Commissioners both indicate that they have no objections to the application. ### 6.0 Assessment 6.1 The main issues to consider are whether the proposed scheme would have a significant visual impact upon the street scene. 6.2 The proposal would be positioned approximately 2 metres from the boundary wall which has a height of approximately 1 metres and runs along the western and southern boundaries of the site. The proposal would benefit from some screening from the adjacent public phone box and some boundary landscaping; however, this screening would be limited. The proposal would be apparent from various locations in the vicinity. 6.3 The proposal is located where there is an existing gazebo and garden area which is used for school use. It is considered the proposal whilst apparent from public view would be acceptable and would not have a significant impact upon the visual amenities of the street scene. ## 7.0 Recommendation 7.1 Overall, the proposal would comply with relevant policy as stated within the Isle of Man Strategic Plan for the reasons given and therefore it is recommended that the application be approved. ## 8.0 Party Status 8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status: Port St Mary Commissioners Rushen Parish Commissioners ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 15.05.2012 --- ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : 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. This approval relates to the erection of a polytunnel as proposed in the submitted documents which are date-stamped 2nd April 2012. C 3. In the event of the polytunnel permitted under this approval becoming redundant they must all be removed from the site within 3 months of the cessation of use and the land restored back to its existing use. --- 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: 21/5/12 ## Determining officer (delete as appropriate) Signed: _________________________ Anthony Holmes Senior Planning Officer Signed: _________________________ Michael Gallagher Director of Planning and Building Control Signed: _________________________ Sarah Corlett Senior Planning Officer 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/2641-rushen-primary-school-church-road-polytunnel/documents/1169123*