DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/01178/B Applicant: Mr ANDY QUIRK Proposal: Erection of a poly tunnel to south east corner of field no. 420669 Site Address: Field 420669 Ronague Road Ronague Castletown Isle Of Man Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 31.01.2024

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• 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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The building must be used only for agricultural purposes.

Reason: The countryside is protected from development and an exception is being made on the basis of agricultural need. As such the building must be used for the purposes for which it is approved.

• C 3. The agricultural building hereby approved shall be removed and the ground restored to its former condition in the event that it is no longer used or required for agricultural purposes.

Reason: The building has been exceptionally approved solely to meet agricultural need and its subsequent retention would result in an unwarranted intrusion in the countryside.

This application has been recommended for approval for the following reason. The proposed polytunnel is confirmed for agriculture use and has an acceptable impact on the character of the area.

Plans/Drawings/Information; This approval relates to the documents, cover letter, photos and drawing no. 01, 02 which have been received on 9th October 2023.

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is of Field 420669, Ronague. It has a driveway at the south of the site that connects to Ronague Road (B42). There is a house to the southeast corner of the site.

2.0 THE PROPOSAL - 2.1 The proposed is hardening a 4m wide 6m long area for cars accessing the field and the erection of a 4.3m wide, 12.8m long, 2.8m tall polytunnel. The polytunnel will have a full frame system.

3.0 PLANNING HISTORY - 3.1 There is no previous planning application materially relate to this application.

4.0 PLANNING POLICY Site Specific

4.1 The site is not within an area with specific land use designation in the Area Plan for the South, meaning it is considered to be part of the countryside. Strategic Policy - 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:

• o General Policy 2 (b) (c) (g)
• o General Policy 3 (f)
• o Environment Policy 1
• o Environment Policy

PPS and NPD

4.3 No Planning Policy Statement or National Policy Directive is applicable to this application.

5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance

5.1 There is no strategy or guidance relevant to this application. - 6.0 REPRESENTATIONS

6.1 Arbory and Rushen Parish Commissioners has no objection on this application (17.11.2023).

6.2 DoI Highway Services does not oppose application (23.10.2023). The comment states that there is no significant negative impact upon highway safety, network functionality and/or parking as the site proposals are of low intensity and the access is in a rural low traffic area. - 7.0 ASSESSMENT

7.1 The key considerations of this application are its principal, its impact the character of the area.

Principal of the Development

7.2 Based on the cover letter provided, growing fruit and vegetable is agricultural activity. Based on the mass of the polytunnel, it is sufficient for growing fruit and vegetable for the applicants own use. Based on the site plan, the polytunnel, while not within the existing cluster

of buildings, within walking distance and is not considered to be isolated. Therefore, it is considered that the proposal complies with General Policy 3 and Environment Policy 15.

Character of the Area

7.3 The polytunnel is of practical character. It does stand out from its surroundings once completed but its size is moderate and should not attract too much attention in the wider setting. Therefore, it is considered that there is an acceptable impact on the character of the area. - 8.0 CONCLUSION

8.1 The proposed polytunnel is confirmed for agriculture use and has an acceptable impact on the character of the area. The proposal is considered to comply with General Policy 2, General Policy 3, Environment Policy 1 and Environment Policy 15 the Strategic Plan. Therefore, it is recommended for an approval. - 9.0 INTEREST PERSON STATUS

9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land which the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 9.2 The decision-maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 02.02.2024 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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