13 March 2018 · Planning Committee
Bluebell House Braaid Farm, Braaid Road, Braaid, Isle Of Man, IM4 2aw
The site is part of the curtilage of Bluebell House at Braaid Farm on Braaid Road, a rural location visible from the A26 highway and A24. The proposal involves replacing a small existing stone barn to the north-east of the house with a modest L-shaped stable featuring stone facing towards the road and timber cladding o…
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The officer noted that while there is a general presumption against development in the countryside under Environment Policies 1 and 2, equestrian policies (EP19, EP20, EP21) provide more permissive cr…
General Policy 3
Sets exceptions to presumption against development in countryside areas not for particular purpose. Officer assessed equestrian proposal against this and found compliant as it fits specific equestrian policy allowances despite general restrictions.
Environment Policy 1
Presumption against development in countryside. Officer distinguished equestrian policies as more permissive than agricultural ones, accepting this private development.
Environment Policy 2
Presumption against development in countryside. Same distinction as EP1; not overridden here due to equestrian policy provisions.
Environment Policy 19
Accepts equestrian development in countryside if no loss of amenity, no loss of Classes 1-2 agricultural land, and highway can accommodate traffic. Officer confirmed all tests met: private use, no quality land loss, no highway objection.
Environment Policy 20
Presumption against large-scale equestrian developments in High Landscape Value areas unless exceptional. Officer found not large-scale and site not in such area, so not applicable.
Environment Policy 21
Prohibits horse stabling detrimental to countryside character in siting/design/size/finish; requires form/materials reflecting purpose, no cavity-wall. Officer found stable modest, appropriate scale/construction, stone/timber finishes suitable.
Environment Policy 4
Protects important species/habitats. Existing barn potential for bats/birds; addressed by condition requiring survey/mitigation before demolition to comply with Wildlife Act 1990.
Time limit
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Private equestrian use only
The building hereby approved may be used only for the shelter and care of horses owned or managed in association with the occupation of Bluebell House as shown in the submitted plans, and for storage of feed and equipment incidental to this. Reason: to manage the traffic generated by the proposal and to ensure that the development is appropriate for this rural location.
Bat and bird survey
Prior to any demolition or alteration of the existing barn, a survey must be submitted to and approved by the Department, for bats and nesting birds, to ensure that the building is not accommodating either as damage to such is an offence under the Wildlife Act 1990. The survey must also include mitigation and a method statement for dealing with any protected species and the development must be undertaken in accordance with these details. Reason: to accord with the Wildlife Act 1990 and Environment Policy 4.
No lighting without approval
No lighting may be installed in connection with the stables or manege without planning approval. Reason: to protect the amenities of the countryside and the Dark Skies and Biosphere status of the Island.
No objection subject to condition restricting stable and manege to private/domestic use only, no commercial purposes, to protect highway safety and parking
Building has potential for bats and birds; requires pre-demolition survey, mitigation and nesting opportunities in new building
Highways Division does not oppose subject to a condition restricting use to private purposes; Marown Parish Commissioners object to the manege due to location and landscape impact; DEFA Senior Biodiversity Officer recommends a bat and bird survey.
Key concern: Bat roost potential requiring survey before demolition
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionHighway Services do not oppose this application subject to the following condition; There should be no highway issues provided that the proposed use of the stable and menage is for the sole use of the applicants and not for any commercial purposes.
Conditions requested: The stable and menage shall be used only for private and domestic purposes and no trade or business use shall be carried out therefrom.
Marown Parish Commissioners
ObjectionThe Commissioners have no objection to the proposed stable replacing as it does an existing building of similar size.; The Commissioners resolved to OPPOSE the manege however for the following reasons; In the event that the Application be approved, the Commissioners consider it vital that conditions relating to private use only be attached
Conditions requested: Conditions relating to private use only
Marown Parish Commissioners
ObjectionThe Commissioners consider that the colour of the Manege surface is not relevant to their opposition to the size and location of the proposal.; The Commissioners resolved therefore to maintain their objection.
DEFA Senior Biodiversity Officer
No CommentI recommend a survey for bat and bird use.; Bat use could be significant, as bats roosts are protected at all times of the year.
