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17/00592/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00592/B Applicant : Mrs Heather Quinn Proposal : Erection of a stable block, including garage and store, extension of access lane and creation of a ménage Site Address : Cronk House Ballavagher Road St Johns Isle Of Man IM4 3JF
Case Officer : Miss S E Corlett Photo Taken : 04.01.2017 Site Visit : 04.01.2017 Expected Decision Level : Planning Committee
Officer’s Report
THIS APPICATION IS REFERRED TO THE PLANNING COMMITTEE DUE TO THE PLANNING HISTORY OF THE SITE THE SITE
1.1 The site is a somewhat arbitrarily defined piece of land which lies to the east of the A3 Foxdale Road and to the west of the Ballavargher Road which leads south from the Hope crossroads towards the Eairy and Foxdale via the Lhoods and Ballavargher/Archallagan Roads. The area edged red includes the access from the Ballavargher Road to the existing farmhouse together with land around it which is a reasonable area for the curtilage of the house. As it is a farmhouse, it would not necessarily have a formally arranged garden but rather land immediately alongside the house used for domestic purposes. The site also includes the route of a new lane which will serve the new dwelling which has been approved (16/01341/B) and which is the subject of an application, 17/00591/B for modifications to the replacement dwelling. The site of this current application (17/00592/B), also includes a piece of land alongside the residential curtilage, which is part of field 334755. The application form incorrectly refers to the existing use of the site as agricultural (it is residential and open space/agricultural) and the proposed equestrian (it is residential and equestrian).
1.2 The existing house is not shown on any drawings although a footprint of the exiting is shown on the site plan which amounts to 71 sq m. The existing cottage is a traditional Manx farmhouse with a frontage of almost 9m and a depth of ground floor of 8m. The upper floor is contained to an area of around 5.5m depth, leading to an overall area of 116 sq m measured externally.
1.3 The access leads out onto the Ballavargher Road with limited visibility to the left and better visibility to the right but impaired by wire fencing atop the stone wall. The land owned by the applicant does not include land to the left/north where the visibility could be improved.
1.4 The dwelling is accessed by a single vehicle width lane which turns to the right to provide access to an agricultural barn part way along. The land curves round to provide access to the house which is visible fleetingly from the Ballavargher Road due to the position of the house and roadside vegetation. There is a limited space available for vehicular turning and parking due to the topography of the site. THE POSITION 2.1 Proposed is the erection of a new building in the field. The building is in two sections - a rectangle of 12m by 5.2m which will be used as a stable and a square of 9m by 9m. The stable building will be 3.5m high with blockwork walling up to 1.1m and timber boarding above and a dark
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17/00592/B
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grey coloured profiled sheeted roof with an eaves level of 2.5m. The garage will be used for the storage of feed, tack and agricultural machinery (a tractor is shown on the plan) and will have the same concrete blockwork up to 1.1m and timber boarding above up to an eaves level of 3.6m and a ridge level of 5.1m, finished in the same grey sheeting.
2.2 The level of the ground where the building is to be erected is 6m lower than the area where the existing houses is and 2m lower than the finished floor area of the new house. The finished floor area of the proposed agricultural/equestrian building is very similar to the existing ground level.
2.3 A stream is shown to run around the edge of the site where the stable is to be erected, but at least 5.5m away. At the closest point there are large trees between the stream and the building. Access into the site will involve the culverting of the stream which will need the approval of Manx Utilities under the Drainage Act.
2.4 In planning terms, there is a distinction between equestrian use of land and agricultural with the former generally more akin to a recreational or domestic management of the land and the latter with the production of food.
PLANNING POLICY 3.1 The site lies within an area designated on The Isle of Man Planning Scheme (Development Plan) Order 1982 as an area of Reclamation within a wider area of High Landscape Value and Scenic Significance. As such, there is a presumption against development, although provisions are set out in General Policy 3 and Environment Policies 15, 19, 20 and 21 for where approval may be granted for agricultural and equestrian buildings.
3.2 These and other environmental policies require that buildings should not result in the loss of high quality agricultural land, should be as close as practicable to existing buildings and appropriate in colour and size and that care should be taken when siting buildings close to other residential property or close to highways. The equestrian development policies requires there to be no loss of amenity and where the local highway network can satisfactory accommodate any increase in traffic. It specifies that buildings for the care of horses should be appropriately built and should not have cavity walling.
3.3 Environment Policy 4 provides for the protection of watercourses.
PLANNING HISTORY 4.1 An agricultural building was approved under 90/01110/B and is in place to the east of the house. Permission has recently been granted for the replacement of the house (16/01341/B) with a further application seeking amendments to this (17/00591/B).
REPRESENTATIONS 5.1 Patrick Parish Commissioners seek a deferral of the application until 10th July 2017.
5.2 Highway Services indicate that they do not object to the application (30.06.17).
5.3 DEFA Inland Fisheries indicate that they have no objection provided that the works have no adverse impact on the adjacent watercourse (16.06.17).
ASSESSMENT 6.1 The issues here are whether the proposal complies with the suite of environmental policies which seek to protect the countryside for its own sake. There is clearly an indication in EP 19 that permission may be grated for development which is related to the keeping of horses. The site is low and not particularly visible from the surrounding countryside and will be close to the approved replacement dwelling as approved under 16/01341/B. No other properties are near to the site.
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17/00592/B
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6.2 The access is being improved as part of 16/01341/B and 17/00591/B , although the stabling will not necessarily result in any increase in traffic using the access, with buildings on site, it may be that fewer trips to and from the site need to be made if feed, care items and equipment can be kept on site.
6.3 Whilst the garage part of the building is stall, its eaves level is little taller than the doors which are of a height to allow a tractor to enter. The size of the building is considered appropriate and it finished materials suitable for a rural location.
6.4 The buildings are purpose built and better in appearance than the mono pitch roofed, rendered and sheeted building which is to be demolished to make way for the new house and sited lower.
6.5 The proposal is considered to be acceptable 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 (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
The Inland Fisheries Division is part of the same Department as is the planning authority and as such should not be afforded interested person status in this case.
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.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 04.07.2017
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 buildings may be used for agricultural or equestrian use only.
Reason: the buildings are so justified in accordance with Strategic Plan policies and to limit the spread of unwarranted buildings throughout the countryside.
This approval relates to drawings 04.01, 05.02 and 06.02, all received on 31st May, 2017.
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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 : Refused
Committee Meeting Date: 17.07.2017
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
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
PLANNING COMMITTEE DECISION 17.07.2017
Application No. :
17/00592/B Applicant : Mrs Heather Quinn Proposal : Erection of a stable block, including garage and store, extension of access lane and creation of a ménage Site Address : Cronk House Ballavagher Road St Johns Isle Of Man IM4 3JF
Presenting Officer : Miss S E Corlett
Addendum to the Officer’s Report
The Planning Committee refused the application at its meeting of 17th July, 2017. They were concerned with the principle of having had the existing stables removed to make way for the new house, with the inference that the stables were therefore redundant and this, together with the size and height of the tractor store, together with the proposed manege, would result in the extension of the built form and encroachment into the natural landscape on a scale which was considered inappropriate for this site which lies within an area of High Landscape Value and Scenic Significance.
Reason for Refusal
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R 1. The size and height of the tractor store, together with the proposed manege, would result in the extension of the built form and encroachment into the natural landscape on a scale which is considered inappropriate for this site which lies within an area of High Landscape Value and Scenic Significance. This concern is exacerbated by the fact that the existing stables which were/are available to the applicant are to be removed to facilitate the erection of a dwelling which is significantly larger than the existing house to be replaced.
This approval relates to drawings 04.01, 05.02 and 06.02, all received on 31st May, 2017.
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