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18/00945/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00945/B Applicant : Julie Walker Proposal : Erection of stables/tack room/storage building on land adjacent to dwelling, including adjustments to access driveway Site Address : Replacement Dwelling Part of Field 430242 Corlea Farm Corlea Road Ballasalla Isle of Man
Principal Planner: Miss S E Corlett Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 10.10.2018 __
Conditions and Notes for Approval
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2. In the event that the stable building hereby approved is no longer used or required for equestrian purposes, it shall be removed, and the ground restored to its former condition, within 6 months of the building no longer being used or required for equestrian purposes.
Reason: The building has been exceptionally approved solely to meet equestrian need and its subsequent retention would result in an unwarranted intrusion in the countryside.
C 3. The stables hereby approved may only be used by persons residing at or associated with the residential property on the site and may not be let out commercially.
Reason: To control the traffic associated with the proposal.
Plans/Drawings/Information:
This decision relates to drawings 18/24/01, 18/24/02, 18/24/03 and 18/24/04 all received on 11th September, 2018.
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Interested Person Status - Additional Persons
none __
Officer’s Report
THE SITE 1.1 The site is the land associated with Corlea Farm which includes two dwellings - Corlea Farm house and its outbuildings and a new house which was built as a replacement for a farm dwelling (13/91094/A and 14/01385/REM). The site concerns the area of the new house and garage which lies to the south west of the main entrance and the original farm buildings and is part of the residential curtilage approved under the 2014 application and modified under the later application for the access (see next paragraph).
1.2 Planning approval was granted for a new vehicular access to the new house under 15/00180/B and stables were proposed in the field to the south west under 14/01389/B but the application was withdrawn prior to a decision being taken.
THE PROPOSAL 2.1 Proposed is the erection of a stable building between the access to Corlea Farm and the new house. The building will accommodate three stables, a tack room and a store in a structure which has a footprint of a 4m width arranged in an L shape. The building will be finished in timber with a slate roof, all to match the approved house and garage. The building will sit slightly higher than the level of the garage but with a ridge level that is slightly lower as the stable is less high than the garage.
PLANNING POLICY 3.1 The site lies within an area not designated for a particular purpose on the Area Plan for the South (2013) and also within an area of Incised Slopes on the draft Landscape Character Appraisal Assessment. The site is therefore within an area where development is presumed against and the countryside protected for its own sake (Environment Policy 1). The landscape character area is a large area which stretches from the west coast to the north of Port Erin to the east coast at Santon and separates the Lowland Plain from the Uplands. There are no specific policies within the Southern Area Plan as it applies to this class of landscape which are considered relevant in the consideration of this application.
3.2 The Strategic Plan provides advice on the erection of buildings for the care and accommodation of horses as follows:
Environment Policy 19: Development of equestrian activities and buildings will only be accepted in the countryside where there will be as a result of such development no loss in local amenity, no loss of high quality agricultural land (Classes 1 and 2) and where the local highway network can satisfactorily accommodate any increase in traffic (see Environment Policy 14 for interpretation of Class 1 and 2).
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, cavity-wall construction should not be used.
PLANNING HISTORY 4.1 The relevant planning applications are noted in paragraphs 1.1 and 1.2 above.
REPRESENTATIONS
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5.1 Malew Parish Commissioners indicate that they do not oppose the application (03.10.18).
5.2 Highway Services indicate that they have not been able to identify the site and describe the development. They do not consider that the stable would have any adverse impact on the highway safety situation. They go on to comment about changed levels to the garage, which is not part of this application (09.10.18).
ASSESSMENT 6.1 The applicant's agent has explained that the grazing area for the horses is on the other side of the road and in this respect the position of the stables will be conducive to that, using the existing driveway. The alternative would be stabling on the other side of the road where there are no buildings and this would have a greater visual impact.
6.2 Whilst there are concerns from Highway Services, there is clearly no intention to have gradients of any part of the site greater, or indeed anywhere near 1 in 12 and the area around the garage is not to change as part of this application. As such, it is not considered necessary to have any further information and the proposal is considered to be acceptable.
CONCLUSION 7.1 The proposal is considered to accord with the relevant Strategic Plan policies listed above. A condition requiring the removal of the building if it is no longer used or needed for equestrian purposes, should be attached along with one clarifying that the stables are not for commercial use.
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: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __
I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date : 15.10.2018
Determining officer
Signed : J CHANCE
Jennifer Chance
Director of Planning and Building Control
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