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The application site represents an area north of Patrick Road, St Johns. The site of greenhouse is located across the River Nebb and accessed via an existing bridge. The site is currently in use as a garden area to serve Bluebell Cottage, and the greenhouse would be sited so as to adjoin the garage approved under PA08/0880/B.
The application site lies within an area zoned as Open Space in the St Johns Local Plan and as such, Policy OS/P/1 is considered relevant in the determination of the application. This states:
> "Other than those areas specifically designated for development or zoned predominantly residential on the proposals map, no areas of open space shall be developed."
At the appeal enquiry for approved planning application 07/0400/B, the appeal inspector stated: "I record that I concur entirely with the Planning Committee's decision. The site of the garage is within a large enclosed garden with high boundary planting. It would be a relatively modest feature within the garden and there is no reason in principle why someone should not choose to construct a garage with cavity walls and uPVC windows. While there would be glimpses of the garage from outside the garden it would have no significant effect on the wider landscape. I can find no reasonable basis in planning terms for the appeal."
There have been a number of previous planning applications relating to the site, the following of which are considered relevant to this application:
PA08/0880/B sought approval for the erection of a detached garage with the same footprint as the garage approved under PA 07/00400/B. This was approved.
PA 08/00191/B sought approval for the erection of a detached garage with the same footprint as the garage approved under PA 07/00400/B. However the application proposed a raised ridge height to provide a storage area above the garage. This application was withdrawn prior to a decision being made by the Planning Authority.
PA 07/00400/B sought approval for the erection of a detached garage to the north of the property. This was approved at appeal 3rd October 2007.
PA 05/01356/B sought approval for the erection of an extension to the side elevation of the property to provide additional living accommodation, Bluebell Cottage, Patrick Road St. Johns. Approved 24th November 2005.
PA 04/00989/C sought permission for the change of use of tourist accommodation (approved under 99/02039B) to a residential dwelling, Bluebell Cottage, Patrick Road, St Johns. This was approved at Appeal 17th May 2005.
PA 99/02039/B sought permission for the conversion of the existing garage to holiday accommodation, Bluebell Cottage (former Garage), Patrick Road, St. Johns. This was approved at Appeal 18th September 2001.
This application seeks approval for the erection of a greenhouse immediately adjacent to the approved garage. The structure would have a brick plinth with a brown aluminium frame and would measure 3.5 metres by 4 metres with a ridge height of 3.5 metres. The application includes a raised timber vegetable garden which would measure 1 metre by 3.5 metres with a height of 0.3 metres.
The Department of Transport Highways Division does not object to this application.
Patrick Parish Commissioners have not commented on this application.
The Department of Agriculture Fisheries and Forestry do not object to this application subject to a condition relating to the adjacent watercourse.
The application site, Bluebell Cottage, Patrick Road, St Johns, has a long planning history dating from 1994 when various applications sought to either build a dwelling or convert an existing garage to tourist accommodation. In 2004, planning approval was granted for the conversion of the property to permanent residential accommodation albeit with Permitted Development Rights removed.
The application now submitted seeks approval for the construction of a green house that would fall within the parameters of development permitted under the provisions of the Town and Country Planning (Permitted Development) Order 2005. However, permitted development rights for the site were removed under PA 04/00989/C.
The site on which it is proposed to construct the garage is zoned as Open Space within the adopted St Johns Local Plan, and specifically Policy OS/P/1 which states:
“3.7 Other than those areas specifically designated for development or zoned predominately residential on the proposals map, no areas of open space shall be developed.”
Notwithstanding that zoning, the area has been landscaped with various garden features, and does not appear as open space within the landscape, but rather as a domestic garden area. It is therefore considered that the construction of a green house would not detract from the open character of the area, and would not, given the planting that exists at present, appear overly dominant within that landscape.
It is judged that the addition of a modest green house, as proposed would not detrimentally affect the application site or the surrounding area in general. The vegetable garden would not be visible from outside the site and is considered to be a very minor addition to the site.
It is recommended that the application be approved.
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:
Recommended Decision: Permitted
Date of Recommendation: 21.11.2008
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 green house and vegetable planter as shown by the plans and information at Bluebell Cottage, St Johns, Patrick as shown by the plans and information PB27/2/2C and Photographs submitted and date stamped 18th September 2008 and PB27 submitted and date stamped 9th October 2008.
C 3. The approved green house may be used for the growing and storage of plants and the storage of materials incidental to that use. The building shall remain ancillary to the use and enjoyment of Bluebell Cottage.
C 4. There must be no development within 8 metres of the watercourse in order to minimise the risk of disturbance to the river where appropriate. 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 32/07 (Delegation of Functions to Senior Planning Officer) and GC 33/07 for Advertisements.
Decision Made : Permitted Date: 25/11/08
Signed: [Signature] Senior Planning Officer
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