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Application No.: 18/00196/B Applicant: Paul & Jeannette Weatherall Proposal: Construction of equestrian manège within existing garden of property Site Address: Halcyon Days Main Road Ballaugh Isle Of Man IM7 5EX Case Officer : Mr Jason Singleton Site Visit: 31.05.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 14.06.2018 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
Reason: In view of the location of the site in the open countryside and the nature of the access to the site the Department does not consider the site suitable for anything other than private use.
This approval relates to drawings referenced site plan, Ref02 and photographs date stamped received on 26th February 2018 and email correspondence dated 28th February 2018. _______________________________________________________________
None _____________________________________________________________________________
Officer’s Report THE APPLICATION SITE
1.1 The application site is the residential curtilage of a dwellinghouse and garden of Halcyon days, a two storey traditional detached property with rear extensions sited on the northern side of the A3 Rheynn Cullen, Ballaugh. - 1.2 To the rear of the dwellinghouse, the rear garden area forms a grassed area which leads onto an area of horse stables to the north of the site. The east elevation of the garden is an existing blockwork wall approx. 2.0m high and runs the length from south to north along the boundary segregating the residential curtilage and the adjacent field to the east No.224576 (2.11 acres). PROPOSAL
2.1 Proposed is the construction of an equestrian manège within the existing garden of the property. The manège area would measure a footprint of 40m x 20m and would be enclosed by a timber post and rail fence. The scope of works would involve the removal of 200mm of soil and the importation of natural aggregate (sand and limestone) to form the working surface of the horse riding manège. The applicant has confirmed the use is to be private and no commercial use is being proposed. PLANNING HISTORY - 3.1 PA 13/00265/B - Erection of stable. Approved. This application gave permission for the erection of a stable building for two horses measuring 8.9m Long x 3.9m Wide x 3.3m high to the North West corner of the curtilage.
3.2 PA 12/01615/B: Erection of a stable. This previous planning application proposed the erection of a block render abutting the south elevation wall of the enclosed garden area with additional fencing and gated access to the adjoining field. This previous planning application was permitted but not implemented. - 3.3 PA 09/00793/R: Additional use of conservatory for serving cream teas. This previous planning application was permitted.
4.1 In terms of local plan policy, the application site is within an area zoned as open space or not designated for any site specific purpose and also identified as being within an Area of High Landscape or Coastal Value and Scenic Significance under the Isle of Man Planning Scheme (Onchan Local Plan) Order 2000 Map No. 2.
4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application;
4.3 Spatial Policy 5: New development will be located within the defined settlements. Development will only be permitted in the countryside in accordance with General Policy 3. - 4.4 General Policy 3: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: …(f) building and engineering operations which are essential for the conduct of agriculture or forestry;
4.5 Environment Policy 1: 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 overriding 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.
4.6 Environment Policy 2: "The present system of landscape classification of Areas of High Landscape of Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce difference categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
4.7 Environment Policy 15: "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."
4.8 Environment Policy 21: "Buildings for the stabling, shelter or care of horses or other animals will not be permitted in the countryside if they would be detrimental to the character and appearance of the countryside in terms of siting, design, size or finish. Any new buildings must be designed in form and materials to reflect their specific purpose; in particular cavitywall construction should not be used."
REPRESENTATIONS
5.1 Ballaugh Parish Commissioners has no objection (19/03/18)
5.2 Highways Services have commented and confirm there is no Highways Interest in the proposal (05/04/18) ASSESMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are;
the broad principle of the proposal
6.2 As an exception to General Policy 3 (f) has previously been allowed for the erection of a stables building to the north of the site. The provision for a riding area / manège would be assessed against the same policies (gp3(f) and EP15) and whilst not a building, the impact would be the same. Here, the use of the land forms part of the residential curtilage, and leads to the existing stables and fenced off horse paddock. The area to be occupied would still leave an amount of curtilage intact for use in association with the dwellinghouse and would be considered to have a minimal impact on the wider countryside. In this instance, it is considered the principle of the proposal by its close proximity to the existing stables and dwellinghouse whilst remaining sympathetic to the rural landscape, would meet the exception under General Policy 3(f) and Environmental policy 15. the visual impact on the countryside
6.3 Considering the impact of the proposal, initially there would be some soil excavation to level this part of the area (cut and fill of the lower parts). It would not be considered this would have a detrimental impact on the area and given the close proximity to the stables, the two would be read in conjunction and legible for what their use and intentions area. - 6.4 The only identifying features would be the uniformity of the perimeter fence around the arena area. The flooring is made up from a number of layers of sand, limestone and permeable membrane to ensure the riding surface can drain and the finished surface is suitable for horse riding. The proposal would not include any illumination and would only be used in daylight hours only, minimising any impact on the surrounding area and landscape. The proposed manège would not be visible from the highways as the dwellinghouse sits in between the two and screens the vast majority of the rear aspects of the curtilage. - 6.5 On the whole, the proposal is not considered to have any greater impact on the surrounding area or countryside than the existing stables building and is deemed acceptable in accordance with Environmental policy 1 and 21.
7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and 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 Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 22.06.2018 Determining officer
Signed : C BALMER Chris Balmer Senior Planning Officer
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