136837

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                                                 16/00769/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 16/00769/B Applicant : Mrs Rebecca Sowerby Proposal : Extension to existing ménage Site Address : Glenview Top Road Crosby Isle Of Man IM4 4HL

Case Officer : Miss S E Corlett Photo Taken :

Site Visit : 19.10.2016 Expected Decision Level : Planning Committee

Officer’s Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE LOCAL AUTHORITY HAVE OBJECTED AND THE APPLICATION IS RECOMMENDED FOR APPROVAL

THE SITE 1.1 The site is the curtilage of an existing dwelling which has a number of stables alongside it and an area of grazing land. The house fronts onto the A27 road between Mount Rule and Crosby and the grazing fields front onto Glen Vine Road. To the south of the site lies Ballakelly, a residential property which is around 60m to the south of the application site and Corvonagh Bungalow lies across Glen Vine Road. To the north of the site, across the A27 is Little Mount and the frontage of Coan Reayrt, a dwelling in an area of grazing fields.

1.2 The application dwelling is visible as one passes the site, through the vehicular access and the stabling visible but not prominent above the roadside hedging. In addition to the stabling there is also an exercise area for the horses immediately to the south of the dwelling. This is currently 30m by 20m with timber fencing around and built up slightly on the southern side, taking into account the natural fall of the field. Access into the manège is from the west. A line of trees run along the eastern boundary and a dense conifer hedge separates the manège from the dwelling and its garden.

1.3 When the existing manège lighting is illuminated, the surrounding fields remain dark although the lights themselves may be seen through the trees, from the top part of Glen Vine Road.

THE PROPOSAL 2.1 Proposed is the extension of the manège to the west by 10m and the installation of three new floodlights along the southern edge and a further one at the north western corner. The plans indicate that only the manège will be illuminated as well as a small area to the west at the entrance.

2.2 Further plans have been submitted clarifying the height of the new lights as 6m. No details have been provided of the actual lights but they are to be the same as those already on site. The application includes a lighting plan which illustrates the area of illumination which focuses on the manège and entrance and no further towards the adjacent properties.

PLANNING HISTORY 3.1 There have been various applications submitted for this site, the most pertinent of which are applications for the stables (PA 88/00343/B) and the manège (PA 08/01146/B) which was approved subject to, inter alia, two conditions which read as follows:

The approved equestrian arena shall remain ancillary to Glen View Cottage and

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                                                 16/00769/B
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The equestrian arena hereby permitted shall not be used for any commercial purpose.

A condition also restricted the hours of operation of the floodlights to between 0700hrs and 2100hrs daily.

PLANNING POLICY 4.1 The site lies within an area designated on the 1982 Development Plan Order as not for any particular purpose and also of High Landscape Value and Scenic Significance. As such, there is a presumption against development as set out in General Policies 2 and 3. Further advice is provided in respect of equestrian facilities at Environment Policies 19, 20 and 21. Environment Policy 19 is particularly applicable and states:

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).

REPRESENTATIONS 5.1 Marown Parish Commissioners indicate that they have no objection to the extension of the manège but have concern that the additional lighting is excessive and unwarranted and would like to see hooding and a constraint on the hours of operation to prevent an adverse impact on wildlife (bats particularly) and road users (18.08.16).

5.2 Highway Services indicate that there is no highway interest in the application (17.08.16).

ASSESSMENT 6.1 The proposal will have an insignificant if any impact on the appearance and character of the site due to the distance of the manège from the public highway and adjacent dwellings. Whilst there will be additional lighting this is unlikely to have any significant impact in terms of the appearance of the additional poles and the lighting will be orientated such that it is directed down to the manège rather than up causing potential light pollution, or outward causing potential issues for neighbours' living conditions. The additional lighting is also mainly, facing uphill away from the neighbouring properties rather than downhill towards them.

6.2 The applicant has confirmed that the manège is not used commercially and that without the extension and lighting, it has limited use. She clarified that there are other similar facilities in the area which do not appear to have found objection. The manège is only used for a limited time and the lighting only needed in the winter, complying with the existing restrictions.

6.3 The proposal is considered to comply with EPs 19, 20 and 21 and is recommended for approval.

PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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, in this case Highway Services and (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

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                                                 16/00769/B
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Recommendation

Recommended Decision:

Permitted Date of Recommendation: 21.10.2016

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. The floodlighting can only be used between 0700hrs and 2100hrs daily. The flood lighting must be shrouded so as to direct light only onto the areas defined in plan 01 received on 6th July, 2016.

Reason: To protect the visual amenity of the area.

C 3. The manège shall remain ancillary to Glen View Cottage and may not be used for any commercial purpose.

Reason: To protect the amenities of those in adjacent property and on the basis that the application was not for any other purpose.

This approval relates to drawings 01, 02 2, 03 1 and 04 all received on 6th July, 2016 and the further lighting information received on 11th August, 2016.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Decision Made : Permitted

Committee Meeting Date: 31.10.2016

Signed : S CORLETT Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO See below

Customer note

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