**Document:** Officer Planning Report **Application:** 05/01913/B — Erection of a steel framed building for use as a joinery workshop with storage area for horticultural and beekeeping equipment and erection of three polytunnels **Decision:** Refused **Decision Date:** 2006-01-31 **Parish:** Andreas **Document Type:** report / officer_report **Source:** https://planningportal.im/a/79668-andreas-ballacunner-smeale-road-steel-framed-building/documents/1457675 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] Also to amended plans no objection. ### Policy ## Officer's Report The application site is Ballacunner Farm which is situated to the west of the Smeale Road (B8), Andreas. The application site is located within an area not zoned for development. The site currently comprises of a farmhouse and a number of outbuildings. The proposal is to erect a 12.2m x 18.2m x 5.7m building to be used as a beekeeping area, horticultural area and a joinery workshop for the applicant’s self employment. It is also proposed is to erect three polytunnels (two of them will be 7.32m x 4.27m and the other polytunnel will be 4.88m by 3m). The applicant has not provided any evidence to demonstrate why other buildings within the complex are unsuitable for the proposed purposes. Furthermore, the applicant has not provided any justification why they need an excessively large building for the proposed purposes. I therefore consider this proposal is not sufficient in information and would be inappropriate to approve this application. The proposed agricultural building would be partially visible from the public highway of the B8 due to the building projecting above an existing strip of landscaping running along the eastern boundary of the site. Furthermore, the proposed building is not within an area of existing group of building which also exacerbates this impact on the visual amenities of the locality. If a new agricultural building is needed it should be located within the existing group of outbuildings on the site. I therefore consider the proposal would impact on the visual amenities of the locality when viewed from the public highway. In terms of the impact from the polytunnels, the proposed siting tunnels are set well within the application site and will be obscured by existing landscaping features. The tunnels will not be visible from the Smeale Road (B8). To the west of the site is open countryside with no landscaping along the boundary. This area is not accessible to the public. The owners of the adjoining site would be the only people to notice the tunnels. I therefore do not feel the polytunnels will adversely impact on the visual amenities of the locality. ## Recommendation Recommended Decision: Refused Date of Recommendation: 17.01.2006 ## 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 R 1. The proposed building would by reason of its height, siting, massing and design would introduce a prominent and incongruous feature into the landscape, which would cause demonstrable harm to the openness and character of the countryside and would be detrimental to the visual amenities of the locality. Furthermore, the applicant has not demonstrated that there is sufficient need to justify an excessively large building within the countryside to the detriment of the visual amenities of the locality. R 2. The applicant has not provided any evidence to demonstrate why other outbuildings within the application site are unsuitable for the proposed uses and therefore it would be inappropriate to allow a new building without first considering this information. Decision Made : ... Committee Meeting Date : ... --- *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/79668-andreas-ballacunner-smeale-road-steel-framed-building/documents/1457675*