Melrose Cottage St Judes Road Andreas Isle Of Man IM7 3HF
Case Officer:
Miss Melissa McKnight
Photo Taken:
06.09.2012
Site Visit:
06.09.2012
Expected Decision Level:
Officer Delegation
The Application Site
The application site is the Melrose Cottage, a detached single storey cottage sited on the western side of the A17 St Judes Road, Andreas. The application site is north of St Judes crossroads and south of Andreas village.
The application site is set back 6.5 metres from the highway and has a low rise grass bank and trees to the boundary. Melrose Cottage is finished in traditional stone work with red brick quoins and surrounds to the windows and doors and a slated roof. Melrose Cottage has been newly built following redevelopment of a former dwelling that was sited south of the existing.
The surrounding area is sparsely populated with a mix of dwelling types, and working farm and equestrian areas.
The Proposal
The proposal comprises the erection of a field shelter and stable.
The proposed field shelter and stable would be sited 36 metres west of the main dwellinghouse and would measure 10 x 5 metres with a height of 2.4 metres.
The proposed field shelter and stable would be finished in timber shiplap boarding affixed to timber framework with dark green profiled sheet roofing on timber framework. The entrance to the firled shelter will be open with timber stable doors to the hay and tack room and stable.
Planning History
The application site has been the subject of seven previous planning applications, that are considered specifically relevant to the assessment of this current planning application:
PA 11/01119/B: Alterations, replace existing garage door with windows and door, erection of a garage extension and extend driveway. This previous planning application was permitted.
PA 10/00580/B: Erection of a kennel block. This previous planning application was refused.
PA 05/01948/B: Erection of dog kennels, creation of a pedestrian path and hard standing for car parking and alteration to existing agricultural access to form vehicular access. This previous planning application was refused.
PA 04/01820/B: Erection of detached garage in association with new cottage approved under PA 02/02370/B. This previous planning application was refused.
PA 02/02370/B: Erection of dwelling to replace existing. This previous planning application was permitted.
PA 02/01687/B: Extension and alterations to existing cottage and extension of property boundary into part of field 1911. This application was refused.
PA 02/00457/B: Approval in principle for alterations and extensions to dwelling, including the enlargement of the property boundary and creation of vehicle access and parking. This previous planning application was permitted.
Planning Policy
The site lies in an area of "white land" on the Town and Country Planning (Development Plan) Order 1982, that is not designated for development and zoned as Open Space.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application:
Environment Policy 1 states:
"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."
Paragraph 7.15.1 states:
"Equestrian activities are becoming increasingly popular in rural areas and on the fringes of our towns and villages. These activities can generally take place only on open, rural land, and often represent a useful way of diversifying traditional farming. The use of land as grazing land falls within the definition of agriculture (section 45 of the 1999 Town and Country Planning Act), and does not therefore involve development, but the keeping of horses and the operation of equestrian activities generally do involve development and may have an adverse impact on the appearance and character of the countryside. Sensitive siting and high standards of design, construction, and maintenance are necessary to ensure that there are no such adverse impacts. Whilst horses should be well housed, it will seldom be appropriate to use cavity-wall construction for stables, since such buildings may too easily be adapted for residential uses, so thwarting other policies of this Plan. Where new buildings are necessary, they should be sited close to existing building groups, and designed not only to blend with their surroundings but also to suit their specific purpose."
Environment Policy 19 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"
Environment Policy 21 states:
"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 that 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"
Representations
Andreas Parish Commissioners have no objection to the current planning application.
The Highways Division have no objections to the current planning application.
Assessment
Given the nature of the planning application and the nature of development proposed, it is imperative to assess the application against each relevant policy in order to thoroughly consider the impacts of the proposal with the provisions of the specific relevant policies.
Environment Policy 19
The application site benefits from a substantial level of screening from the highway and nearby neighbouring properties. This level of screening however does not fully provide complete screening and as such it is likely that views of the proposed shelter and stable would be visible travelling southbound on the A17 but not at scale to where the proposal would appear as an incongruous feature within the landscape. The scale and form of development proposed along with the materials to be used is relatively modest and would limit the impact on visual amenities to an appropriate form.
The application site is sited in an area of Class 3/4 Agriculture land use and thus the proposed stable block would not result in the loss of high class agricultural land.
The proposed stable block is to be used for private use and not commercially; thus there will be no over intensive use of journeys to and from the site.
Environment Policy 21
Given the position of the proposed stable block and the relatively low height of the development, it is considered that there will be no adverse impact on the character and appearance of the countryside. The proposed development will only partially be seen heading southbound for a section of approximately 80 metres along the A17.
The land at which the proposed development is to be sited is sufficient enough to accommodate the erection of the proposed shelter and stables without compromising the amenities of the local residents of Melrose Cottage. The proposed shelter and stable facilities will not be isolated and will be relatively close to the existing dwelling and private amenity area.
The proposed development is considered appropriate in terms of the materials to be used in the construction. It is clear from the submitted drawings that the design and finish would be sympathetic to its setting; that it reflects its specific purpose and that the scale of the proposal would be relatively minor within the site it is to be erected. The design and materials to be used replicate that of a traditional stable/barn block.
The surrounding area, as previously mentioned, is characterised by equestrian facilities with Guilcagh Equestrian centre located 6003 west of the application site that has just had planning approval for a large scale indoor equestrian arena and the neighbouring Jemmy Dans, sited 80 metres south east from Melrose Cottage, that has also recently had planning approval in 2012 for the erection of stables. The proposal is not considered to be out of keeping within the locality and although it would be an additional stabling building, the size and level of development proposed and distance from Jemmy Dans and Guilcagh is not judged to warrant over development in the area.
When looking at the history of the site it has been noted that there have been two previous planning applications for dog kennels in a similar location for the proposed field shelter and stables. However, from the drawings it is feasible to say that the proposed field shelter and stable will be used for the care of horses, hay and tack and shelter. It is evident that the drawings to not detail kennelling facilities.
It should be noted that the Location Plan drawing and drawing 1169.2 do not detail the same floor layout of Melrose Cottage. Drawing 1169.2 details the recently approved extension to the northern elevation whereas the drawing detailing the Location plan does not show this extension.
Amended Location and Site Plans were received by the Planning Authority on 28th September 2012 detailing the correct residential curtilage of Melrose Cottage. It was felt that the amended plans did not need to be re-advertised.
Overall it is concluded that the planning application is in accordance with Environment Policy 7, Paragraph 7.15.1, Environment Policy 19 and Environment Policy 21 of the Isle of Man Strategic Plan 2007.
Recommendation
It is recommended that the planning application be permitted.
Party Status
The local authority, Andreas Parish Commissioners, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.
The Highways Division is part of the Department of Infrastructure of which the planning authority is also part. As such, the Highways Division should not be afforded separate party status.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 24.09.2012 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval for the erection of a field shelter and stable relates to Drawing no. 1169.1 received on 23rd August, 2012 and 1169.2 and the site plan, both date stamped 23rd August 2012.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 4-10-13
Determining officer (delete as appropriate)
Signed : _________________________ Anthony Holmes Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : _________________________ Sarah Corlett Senior Planning Officer
Signed : _________________________ Jennifer Chance Development Control Manager
Copyright in submitted documents remains with their authors. Request removal
