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Application No.: 08/01419/8 Applicant: Manx Wildlife Trust Proposal: Erection of shed, two greenhouses and laying of stone track Site Address: Field No's 330511 \& 330512 Foxdale Road St Johns Isle Of Man ### Considerations Case Officer : Mr Steve Stanley Expected Decision Level: Delegation ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Patrick Commissioners Notes: - No comment to the re-advertisement No Comment Consultee : Inland Fisheries Development Manager Notes: No Objection Further comment made in September
The application site represents Fields 330511 and 330512, situated on the western side of Foxdale Road, arranged vertically and being bounded by hedging. A river runs along the western boundary of Field 330511. The property Mullen E Cloie is situated to the south east of the site and the properties Fir Wood and California Bungalow are situated to the north of the site. The site is well screened from the road side and from the properties to the north by existing mature trees and hedging. The property Mwyllin Y Cloie Cottage situated to the south of the site has an open aspect onto Field 330511 whilst the properties Mill House and Mullen E Cloie Mill situated to the south east are screened from the site by trees.
The application site is located within an area identified as being Open Space by the St Johns Local Plan (Planning Circular 6/99). The St Johns Written Statement identifies the site as Area 3: Land To The North of Mullen-E-Cloie (Referred to as Area 4 in the Issues and Options Document). Paragraph 2.16 sets out that the site had been considered for residential development, specifically a single dwelling, however Paragraph 2.17 concludes that the site is not zoned for development.
The following previous planning applications are considered relevant in the assessment and determination of this application:
PA01/00283/B proposed the installation of a flood water pipe through the site. This was approved. PA 06/01506/B sought approval for the laying of rainwater drainage pipes. This was approved.
Patrick Parish Commissioners do not object to this application. The Department of Transport Highways Division does not object to this application. The Department of Agriculture Fisheries and Forestry requests that a condition be attached to any subsequent approval relating to development near to the watercourse.
We have not received any privately written representations in relation to this planning application.
This application seeks approval for the erection of a timber shed, two greenhouses and the laying of a stone track. The applicant, The Manx Wildlife Trust proposes to use the site for horticultural purposes (which falls within the definition of agriculture and as such in itself does not require planning approval). The construction of a shed and greenhouses and the laying of a stone track do require planning approval and are the subject of this application.
The shed would be timber and would be 3 m by 5 m set on a compacted stone base situated alongside the stone barn at the south east of the site. The greenhouses would be 2.6 m by 6.3 m and would be sited so as to be 0.5 apart and located centrally within Field 330512. Field 330511 would not have any buildings on it. The track would be 40 m long and would connect the existing entrance gate from the road to a gate alongside the barn to the south east. The track would be 3 m wide.
The combined impact of the proposed development is considered to be relatively low. The site is well screened and the shed would be positioned so as to be viewed against existing built form. The track would not be readily visible and the greenhouses would be well screened from the public thoroughfare.
It is judged that the openess of the site would not be adversely affected by this development and the associated impact would be acceptably low.
It is recommended that the application be approved.
PARTY STATUS It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Patrick Parish Commissioners The Department of Transport Highways Division The Department of Agriculture Fisheries and Forestry
Recommendation
Recommended Decision: Permitted Date of Recommendation: 02.10.2008 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 timber shed, two green houses and the laying of a stone track as shown by the plans and information REF 1, REF 3, REF 4, REF 5, REF 6 and Completed Checklist submitted and date stamped 21st July 2008.
C 3. The approved shed and green houses may only be used for horticultural purposes.
C 4. Development must be a minimum distance of 8 meters from the watercourse in order to minimise the risk of damage or disturbance to the river banks and river bed. Measures must be in place during construction works to safeguard the watercourse from run-off and sedimentation.
I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to Director of Planning and Building Control)
Decision Made : Permitted Date : 7/10/08
Signed : M. I. McCauley Director of Planning and Building Control
2 October 2008 08/01419/B Page 3 of 3
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