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Application No.: 22/01059/B Applicant: Mr Stephen Reed Proposal: Erection of a greenhouse to rear garden Site Address: Clybane Cottage Patrick Road Patrick Village Isle Of Man IM5 3AL Enforcement/Planning Assistant: Ms Charlotte Gatt Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 04.11.2022
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.
It is considered the need for the proposed greenhouse is acceptable, whilst also not adversely affecting the countryside or any other public or private amenities. The proposal complies with Environment Policy 1 & 15, General Policy 3 of the Isle of Man Strategic Plan 2016. Accordingly, the application is approved.
Plans/Drawings/Information; This decision hereby approved relates to documents and drawings submitted to the Department titled: Location Site Plans Plans and Elevations All date stamped as being received on the 10th August 2022.
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The site is situated in open countryside to the south west of Patrick Road and south of Peel town. There are a few other properties in the vicinity; The Holy Trinity Church, and Patrick Church. The application site is on the boundary of an agricultural field (124163) adjacent to the residential curtilage of the dwelling, Clybane Cottage. The property also compromises of a single detached garage to the western elevation.
2.0 THE PROPOSAL - 2.1 The proposal is for the erection of a greenhouse 'Robinsons Victorian Rushby Pastel Sage' to the rear of the existing dwelling house, situated south east of the property, directly behind the detached garage. - 2.2 The greenhouse compromises of a dwarf wall measuring 525mm in height. The glass greenhouse unit will measure 3090mm to ridge height from ground level, with an additional 290mm on top of this for the Victorian style spiked finish. The maximum frame length will measure 3884mm by 3032mm include a step out for the entrance door.
3.0 PLANNING POLICY - 3.1 The site lies within an area not designated for a particular purpose on 1982 Development Plan and also falls under and Area of High Landscape or Coastal Value and Scenic Significance. As such, there is a presumption against development as set out in General Policy
3 and Environment Policy 1 of the Strategic Plan.
3.2 General Policy 3 states that 'Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
3.3 Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative." - 3.4 Environment Policy 15 states: "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."
3.5 It is also noted that as the proposed greenhouse will be erected in the rear garden of an existing residential property, General Policy 2 of the Isle of Man Strategic Plan should be implemented:
4.1 There have been a number of previous planning applications, which could be deemed materially relevant within the assessment of this application - See below: - 4.2 PA 04/00631/B - Widening of vehicular access, driveway and erection of a detached garage (Resubmission) - Permitted 24.05.2004 - 4.3 PA 04/00630/B - Two storey extension to rear of dwelling (Resubmission) - Permitted 24.05.2004 - 4.4 PA 03/01657/B - Extension to dwelling, erection of double garage and widening of vehicular access and driveway - Refused 19.03.2004 - 4.5 PA 96/00204/B - Installation of a 1140 lt LPG tank, Clybane, St Johns Road, Patrick. Permitted 17.09.1996 - 4.6 PA 91/00699/B - Alterations and extension, Clybane Cottage, Patrick. - Permitted Alterations and extension, Clybane Cottage, Patrick. - 4.7 PA 86/01171/B - Alterations and extension to form bathroom and utility room, Clybane Cottage, Patrick Village, Patrick. - Permitted 14.12.1986
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Highway Services have stated: "there is no Highways HDC interest (NHI)" in this application (01.09.22) - 5.2 Patrick Parish Commissioners have no objection (16.09.22). - 5.3 No comments have been received from any neighbouring properties at the time of writing this report.
6.1 HP15 addresses the importance of ensuring that development respects visually the traditional features of an existing traditional dwelling and EP1 seeks to protect the wider character of the countryside. It would be reasonable to say that a greenhouse is a fairly common structure found within the curtilage of a residential property and in this particular case given their positing mostly to the rear of the house and generally shielded from public view and their siting contained within the cluster of the existing built development that their development here is likely to have a negligible impact on the general character of the existing dwelling and on the wider countryside landscape. Impact on neighbouring properties - 6.2 Due to the distance of the application site to the closest adjacent properties, the proposed development is unlikely to result in a significant adverse impact upon the living conditions of neighbouring residents.
7.1 Overall, it is considered the need for the proposed greenhouse is acceptable, whilst also not adversely affecting the countryside or any other public or private amenities. The proposal therefore complies with Environment Policy 1 & 15, General Policy 3 of the Isle of Man Strategic Plan 2016. Accordingly, the application is recommended for approval. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:
I can confirm that this decision has been made by a Principal Planner 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: 24.11.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner
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