**Document:** Officer Report **Application:** 14/01069/B — Formation of a vegetable garden with associated path, landscaping, shed, greenhouse and polytunnel **Decision:** Permitted **Decision Date:** 2014-10-15 **Parish:** Malew **Document Type:** report / officer_report **Source:** https://planningportal.im/a/5285-malew-arbory-school-dwelling-outbuilding/documents/913388 --- # Officer Report **Application No.:** 14/01069/B **Applicant:** Department Of Education And Children **Proposal:** Formation of a vegetable garden with associated path, landscaping, shed, greenhouse and polytunnel **Site Address:** Arbory School Main Road Ballabeg Castletown Isle Of Man IM9 4LH Case Officer : Miss Melissa McKnight **Site Visit:** 07.09.2014 **Expected Decision Level:** Officer Delegation ## Officer’s Report 1.0 THE APPLICATION SITE - 1.1 The application site is a parcel of land equating to less than half an acre within the curtilage of Arbory School. Arbory School is located on the northern side of the Main Road in Ballabeg. - 1.2 The application site is situated in the north western part of the upper playing fields of Arbory School. To the south of the site is a sports pitch and to the east of the site are playing fields. 2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the creation of a vegetable garden including the erection of a greenhouse, polytunnel, shed and formation of nine garden growing areas. Also proposed is the creation of two escalonia macranthia hedges along the southern and western boundary of the site and installation of a tarmac path leading from the existing path to the site. - 2.2 The proposed greenhouse would have a length of just less than 6.4 metres, width of just less than 2.6 metres and height of just less than 2.6 metres. - 2.3 The proposed polytunnel would have a length of 6.5 metres, width of 3 metres and height of 2 metres. - 2.4 The proposed shed would have a length and width of just over 2.4 metres and height of just less than 2.7 metres. 3.0 PLANNING HISTORY - 3.1 The application site has been the subject of 13 previous planning applications, none of which are considered materially relevant to the assessment of this current planning application. 4.0 PLANNING POLICY - 4.1 The application site is zoned as Primary School under the Area Plan for the South 2013. The written statement that accompanies the Local Plan contains one policy that is considered materially relevant to the assessment of this current planning application: Community Facility Proposal 4: "It is proposed that the site adjacent to Arbory Primary School be designated for educational purposes to allow for the future needs of the school including traffic management works, and the provision of school/community sports hall facilities." 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application: "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; - (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 states: "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." Community Policy 5 states: "Permission will generally be given for proposals to improve or extend existing schools and institutions of higher education and to build new schools, subject to their being sited and designed in accordance with the other policies of this plan, having particular regard to the potential for community use of the buildings and the associated Open Space." 5.0 REPRESENTATIONS - 5.1 Arbory Parish Commissioners has no objection to the current planning application (20/09/2014). 6.0 ASSESSMENT - 6.1 Given the nature of the planning application and the level and scale of development proposed, it is imperative to assess the impacts of the development upon neighbouring residential amenity, the visual amenity of the locality and the impacts of the development on the use and service provided by Arbory School. - 6.2 The development area would be located 78 metres from the nearest residential property, School Cottage and 100 metres from the western boundary of Vicarage Close. In terms of the use of the area, it is not envisaged that the development and use would generate any more noise than already generated from the school when in use at playtimes, sports day events or any other external education classes that may take place for example. - 6.3 In terms of the visual appearance of the structures, School Cottage, The Glebe and Nos. 3 to 7 Vicarage Park have significant rear boundaries of large trees which partially screen the application site. The new proposed planting of the escalonia macranthia hedges along the southern and western boundary would also provide a level of screening to reduce the impact of built development as viewed from nearby residential dwellings. 6.5 Nonetheless, the area is utilised by Arbory School and it is not uncommon for similar structures and buildings to be located within the grounds of a school or building for learning. It is considered the proposal would be acceptable and would not have a detrimental impact upon the amenities of School Cottage, The Glebe and Nos. 3 to 7 Vicarage Park. - 6.6 The proposed buildings and use of the site would be used in a charitable manner ancillary to Arbory School. From the Main Road, the site would not be visible given the location of the site and the level of existing screening and proposed screening. As such, the development proposed is not considered to harm the character and quality of the locality or wider area of Manx countryside. - 6.7 What is proposed under this scheme would add an additional facility, which is fundamental to education learning on the Island and would play an important role in improving the development of the users of the Arbory School. This has been made evident at Isle of Man College and Project 21, where there is a similar scheme, and also at Ramsey Grammar School which has proved beneficial in assisting with a number of lessons. - 6.8 The proposal is very beneficial for the development of Arbory School and services that can be provided. In addition, the proposed development would make efficient use of an existing site. 7.0 RECOMMENDATION 7.1 Overall it is concluded that the planning application accords with the provisions of Community Facility Proposal 4 of the Area Plan for the South 2013 and General Policy 2, Environment Policy 17 and Community Policy 5 of the Isle of Man Strategic Plan 2007 and as such it is recommended that the planning application be permitted. 8.0 PARTY STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits. Recommendation Recommended Decision: Permitted Date of Recommendation: 14.10.2014 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 approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. This approval relates to Drawing No.: 1 and 2 Rev.: A date stamped 10th September 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. Decision Made : Permitted Date : 14/10/14 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed : Jennifer Chance Jennifer Chance Head of Development Management --- *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/5285-malew-arbory-school-dwelling-outbuilding/documents/913388*