Loading document...
The application site comprises a farm holding that is located on the eastern side of Ballaragh Road in Lonan.
The proposed development comprises of the erection of a polytunnel on the application site. The footprint of the proposed polytunnel measures 4.27m by 9.14m, with the height at the apex measuring 2.39m.
Whilst the application site and surrounding area has been the subject of a number of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application.
Lonan Parish Commissioners recommend that the planning application be approved.
The Department of Transport Highways Division do not oppose the planning application.
The Department of Local Government and the Environment’s Waste Regulation Section express an interest in the planning application and advise that a disposal licence may be required in addition to planning approval.
In terms of local plan policy, the application site is part designated as being within an area of predominantly residential use and part designated with an area of open space/agricultural use under the Laxey and Lonan Area Plan Order 2005. The site is also located within a wider area of land that is designated as being of high landscape value and scenic significance under the Laxey and Lonan Area Plan Order 2005. There are three policies within the Laxey and Lonan Area Plan Order 2005 that are considered specifically material to the assessment of the planning application:
Policy L/RES/PR/1 states:
"Residential development will generally only be approved within the study area in those areas designated as proposed and existing residential. In particular, in the case of Agneash no further dwellings will be approved although, as will be the case in areas zoned as residential, alterations and extensions to existing property may be accepted if such proposals are sympathetic to the character and appearance of both the building to be altered and the surrounding area in general."
"There will be a general presumption against development in areas designated as open space or open space for particular purpose."
"Permission for the erection of new buildings related to agriculture will only be granted where the Department is persuaded that the building is essential for agricultural purposes and that they comply with the Department's policy guidance on such matters."
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains policies identifying general planning considerations that are applicable to the assessment of a planning application. It is considered that there are no specific policies within the plan that are material to the assessment of this current planning application.
"Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
"Where the Department is satisfied that there is agricultural or horticultural need for a new building (including a dwelling), sufficient to outweigh the general policy against development in the countryside, and that the impact of this development including buildings, accesses, servicing etc. is acceptable, such development must be sited as close as is practically possible to existing building groups and be appropriate in terms of scale, materials, colour, siting and form to ensure that all new developments are sympathetic to the landscape and built environment of which they will form a part.
Only in exceptional circumstances will buildings be permitted in exposed or isolated areas or close to public highways and in all such cases will be subject to appropriate landscaping. The nature and materials of construction must also be appropriate to the purposes for which it is intended.
Where new agricultural buildings are proposed next to or close to existing residential properties, care must be taken to ensure that there is no unacceptable adverse impact through any activity, although it must be borne in mind that many farming activities require buildings which are best sited, in landscape terms, close to existing building groups in the rural landscape"
The planning application seeks approval for the erection of a polytunnel on the application site, which is intended to be used for growing fruit and vegetables within the farm holding.
It is accepted that the use of the building is agricultural and suitably related to the overall application site, which is a farm holding. The visual impact of the proposed polytunnel is suitably limited due its relatively modest size (4.27m × 9.14m × 2.39m) and its proposed siting adjacent to larger existing agricultural buildings.
The need or justification for the proposed polytunnel is accepted and the visual impact of the proposed development is considered to be suitably limited. As such the proposed development is concluded to accord with planning policy contained within the Laxey and Lonan Area Plan Order 2005 and the Isle of Man Strategic Plan 2007.
It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
Recommended Decision: Permitted Date of Recommendation: 12.11.2008
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
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 location plan, site plan and polytunnel specification date stamped the 16th September 2008.
C 3. The building must only be used for agricultural purposes.
N 1. The applicant is recommended to contact the Department of Local Government and the Environment’s Waste Regulation Section in order to establish whether a disposal licence is required for the development.
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: 12/11/08 Signed: [Signature] Senior Planning Officer
Copyright in submitted documents remains with their authors. Request removal
