22 September 2017 · Planning Committee
Land Adj To Seaview, Oak Hill, Port Soderick, Isle Of Man, IM4 1ap
The proposal involves levelling part of a sloping field to create a private manège for horse exercising and building a barn for stabling six horses, tack storage, and hay, using fair-faced blockwork, vertical timber boarding stained dark green, and a light grey corrugated roof.
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The key issue was compliance with policies for equestrian development in an area of high landscape value and scenic significance, particularly impacts from tree removal, barn erection, and manège crea…
General Policy 3
Presumption against development in areas not designated on Local Plan. Officer found limited impact acceptable given site position and improvement to current untidy state.
Environment Policy 1
Restricts development in high landscape value areas. Assessed as acceptable due to low visibility from public paths/roads and site's existing incongruous appearance.
Environment Policy 2
Protects scenic significance. Tree removal and structures have limited impact on short footpath section, improving light in enclosed path.
Environment Policy 19
Permits equestrian development in countryside if no amenity loss, no loss of high-quality ag land, and highways can cope. No amenity or highway issues identified.
Environment Policy 20
Presumption against large-scale equestrian in high landscape value unless exceptional. Proposal deemed small-scale private facility, not large-scale.
Environment Policy 21
Buildings for horse care not detrimental to countryside character if appropriately sited/designed. Barn design reflects purpose with suitable materials; positioned low on site for wind protection.
Environment Policy 4
Protects biodiversity including bats. Condition requires bat survey prior to tree removal with mitigation if needed, addressing potential roost in trees.
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 manège and barn may only be used for the keeping and exercising of horses and associated uses by the owners of the site as defined in red and blue on the approved plans and may not be used for any commercial use. Reason: The proposal is for a private facility and the use of the site by others or for a commercial purpose may have a different and potentially harmful impact on the living conditions of those in nearby properties.
Bat survey prior to tree removal
Prior to the removal of any trees, the applicant must have had approved by the Department a survey for bats in the vicinity of the trees to be removed. Such a survey, if it finds evidence of bats using the area and where they would be adversely affected by the removal of the trees, must include mitigation against any adverse impact and the development, including tree felling, must be undertaken in accordance with these details. Reason: To accord with Environment Policy 4 of the Strategic Plan.
Content if no existing bat roost damaged by tree removal, as impact on bats would be relatively small; alternative foraging routes available; further survey needed.
Braddan Parish Commissioners, Senior Biodiversity Officer, and Highways Division all raised no objections to application 17/00855/B, with Highways requesting a condition restricting use to private purposes and Biodiversity requesting a bat roost statement.
Key concern: potential bat roost in trees to be removed
Braddan Parish Commissioners
No ObjectionIt was unanimously resolved that the Commissioners had no objections to any of the following Planning Applications: - PA17/00855/B
Senior Biodiversity Officer
Conditional No ObjectionI therefore request that a statement be obtained to determine whether any bat roost is affected by the proposed removal of the trees, and if there is none, then I am content; There are records of pipistrelle and brown long eared bats in the vicinity
Conditions requested: a statement be obtained to determine whether any bat roost is affected by the proposed removal of the trees
Department of Infrastructure (DOI) Highways Division
Conditional No Objectionhighways do not oppose the application subject to a condition restricting the proposal to private use; There will be no additional traffic movements
Conditions requested: a condition restricting the proposal to private use
