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24/91047/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 24/91047/B Applicant : Mr David Salkeld Proposal : Change of use of part of field to equestrian & erection of private stables Site Address : Field 514332 Knock Froy Road Santon Isle Of Man
Planning Officer: Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Refused Date of Recommendation: 04.12.2024 __
Reasons for Refusal
R : Reasons for Refusal O : Notes attached to reasons
R 1. The Department is not satisfied that there is sufficient justification for the proposed building to warrant setting aside the presumption against development outside areas zoned for development. Furthermore, the proposed size, materials and siting will be seen in an isolated position within the countryside, it is not considered appropriate and would harm the character and quality of the landscape. As such, the proposal is concluded to represent unwarranted development that is detrimental to the amenity of the countryside contrary to the provision of General Policy 3(g) and Environment Policies 1, and 21 of the Isle of Man Strategic Plan 2016.
R 2. The application site is not zoned for development and is within an area of countryside designated as Area of High Landscape Value and Scenic Significance. The creation of a new stable in an area not zoned for development would result in an inappropriate development in the countryside contrary to Environment Policy 2 and the presumption against equestrian development in such land use designations as noted in Environment Policy 2.
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Right to Appeal
It is recommended that the following organisations/ properties should NOT be given the Right to Appeal: DOI Highway Services - No objection Cronk Froy - No objection
It is recommended that the following properties should be given the Right to Appeal: Green Hedges - Objection __
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24/91047/B Page 2 of 6
Officer’s Report
THE SITE 1.1 The application site comprises of the property Perk Cottage and Field No. 514332, which is situated to the North, East and West of the property. The proposals is focused within the field which has a large majority adjacent to Main Road, of which the field is accessed of Knock Froy Lane.
1.2 The field is approximately 7.22 acres, including the property and any residential curtilage. The field is sloping from South East to North.
THE PROPOSAL 2.1 The current application seeks approval for the erection of a stable block measuring 22.860m by 9.144 with an overall height of 4.678m. The stable block is to have green colour profiled wall panels and roof, a mono pitch roof canopy to the North elevation, rendered masonry plinth to the North and West elevations, 10 rooflights, three openings with timber louvers over to the North elevation, a green roller shutter door to the East elevation, a pedestrian and roller shutter door to the Western elevation and a central roof finish.
2.2 Other works to the proposal include the addition of a hardstanding and yard area which is to surround the proposal, three paddocks measuring approximately 15m by 15m with an floor area of 0.05 of an acre and a track from the yard to reach the paddocks.
2.3 The covering letter provides the following for justification of the proposal, "The building has been carefully considered, we have researched other similar approved structures locally & we hope to follow the idea of having a building sized to accommodate all the needs - feed storage, tack, stabling up to four ponies & under cover storage for the tractor, horsebox & our other general equipment: poo picker, quad, trailer etc - really necessary due to the sea air / costal environment. The design is we believe typical of an agricultural style building, we apply to use a green colour profiled external sheeting, but will be happy to discuss alternatives if required."
PLANNING HISTORY 3.1 The application site where the proposed stable is to be situated has had the following applications on it; PA19/00475/C - Temporary use of adjoining field as a camp site with associated toilets and parking for the duration of the week before the TT festival until a week after the IOM Festival of Motorcycling - Refused
3.2 With the site within the red line boundary having the following applications; PA23/00036/B - Variation of Condition 1 of PA 21/00238/B, Erection of a replacement dwelling, to increase the period of permission by one year - Permitted PA21/00238/B - Variation of condition 1 of PA17/00214/B, Erection of a replacement dwelling, to increase the period of permission by two years - Permitted PA17/00871/B - Alterations, driveway extension and erection of a replacement detached garage with ancillary living accommodation above - Permitted PA16/00886/B - Erection of replacement dwelling - Refused PA17/00214/B - Erection of a replacement dwelling - Permitted
PLANNING POLICY 4.1 The application site is designated as "Not zoned for Development" on the Area Plan for the East, Map 11 - Newtown, the site is not within a Conservation Area nor a Flood Risk Zone. Within the written statement accompanying the plan para 1.8.1 Notes; The Planning Scheme, often referred to as the 1982 Development Plan is still operational as an 'area plan' in a number of rural areas on the Isle of Man and will remain so until replaced. It is currently the statutory development plan for both Marown and Santon". The 1982 Development Plan catagorses this site as; Area of High Landscape Value and Scenic Significance.
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4.2 ISLE OF MAN STRATEGIC PLAN 4.2.1 The following policies from the Strategic Plan are relevant to the assessment of this application. Strategic Policy 1 Efficient use of land and resources 2 Priority for new development to identified towns and villages 5 Design and visual impact Spatial Policy 5 Development only in countryside in accordance with General Policy 3 General Policy 2 General Development Considerations 3 Exceptions to development in the countryside Environment Policy 1 Protection of the countryside 2 Protection of the character of AHLV 15 Development of agricultural buildings in the countryside 19 Equestrian development 20 Presumption against equestrian development in AHLV 21 Development for stabling or shelter of animals in the countryside Transport Policy 4 Highways safety
REPRESENTATIONS 5.1 The following representations can be found in full online, below is a short summery;
5.2 Highway Services have considered the proposal and state, "After reviewing this Application, HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the existing access and site layout is acceptable for the proposals." (13.09.24)
5.3 No comments have been received by Santon Commissioners at the time of writing this report.
5.4 The Owners/Occupiers of Greenhedges, Knockfroy Road, Santon have written in to object to the proposal on the basis of the impact upon the streetscene, privacy concerns, animal welfare, water/drainage issues and the possibility of a commercial venture. (18.09.24)
5.5 The Owners/Occupiers of Cronk Froy have written in to raise comments regarding the proposal on the basis of the size of the proposal, possibility of a commercial use, light pollution and noise, additional traffic, impact upon the streetscene and the suitability of the proposal. (30.09.24)
ASSESSMENT 6.1 The starting point with any application within land designated as "not for Development," and sits within a protected area of high landscape value where development is only permitted where development is essential and would not be detrimental to the character and quality if the landscape. The planning balance here is whether the proposal would comply with the relevant planning policies in connection with the site designated as per section 4 of this report.
6.2 As stated above the site falls within an area not zoned for development on the Area Plan for the East, and within an AHLV as such there is a general presumption against development within the countryside with development to be focussed towards defined settlements in accordance with Spatial Policy 5.
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6.3 Section 4 of this report highlights that there is provision within the Isle of Man Strategic Plan for equestrian related development as an exception to the presumption against development in the countryside. Paragraph 7.15.1 of the Isle of Man Strategic Plan 2016 states the following, "Equestrian activities are becoming increasing popular in rural areas and on the fringes of our town and villages. These activities can generally take place only on open, rural land and often represent a useful way of diversifying traditional farming."
6.4 As such the starting point is Environment Policy 1 which seeks that the countryside will be protected for its own sake, and that development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms. This is then followed by Environment Policy 21 which states that 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. Also, given the siting the proposals would initially fail Environment Policy 20 given the land use designation as a AHLV and the presumption against equestrian development.
6.5 In respect of the proposed design and finish of the building, the proposal appears as an agricultural barn with tall roller shutter doors, rather than a timber framed stable block, which is th preference here, with features that would generally not be on an agricultural barn, nor a stable block such as a central roof finish, mono pitch roof and timber louvers over three of the openings and that several design choices do not match the British Horse Society in terms of sizing required, such as the stable doors which should be a minimum of 1.25m but have an opening size of just 1m. The location of the building is in a very public vantage point when driving East to West and situated within an isolated position within the overall site, as such the proposal would be read as a separate structure. The applicants, nor the agent have provided any details upon why this particular part of the site has been proposed, when there is available land surrounding the main dwelling which could be used. With the above in mind there is no reason to set aside the requirements of the policies guiding development in the countryside such as Environment Policy 1, 2 & 20, 21.
6.6 The applicants have provided a covering letter, which states that they want stabling for up to four ponies, store of feed/hay and room for a tractor, horsebox and other general equipment, such as a poo picker, quad, trailer, which they state have to be under cover due to the costal environment. Whilst this is helpful in providing some details, there are no details upon how many horses are currently in the applicants family, nor no details have been provided on sizing of the equipment, and there is one part which states a horsebox and one which states a trailer, both very different modes of transportation for horses and unlikely that both would be in their ownership.
6.7 The proposal stable block would have an internal floor area of approximately 209.03sqm. In terms of space for the stables, the British Horse Society recommends for ponies a stable minimum space of 3.05m by 3.05m is required and for a horse a stable minimum of 3.65m by 3.65m be provided. If the greater figure is used this equates to a total floor area of 53.3sqm for four separate stables. This would leave a floor area of approximately 155.73sqm. A small tractor (e.g. a John Dee Series 3 tractor) has a footprint of 4sqm and even if another 10sqm was to be given to accessories, there would be a total of 141.73sqm of useable floor space remaining in the building. Whilst hay and feed would also be included in the building; overall it is considered that the building size for the proposed need would seem excessive in size and therefore the proposal would not meet the requirements of General Policy 3, Environment Policy 1,2 and 21.
6.8 Such an approach would lead to substantial amount of unacceptable development within the Manx Countryside. As outlined in the relevant policies there has to be an accepted justification for the building and also the size of the building/hardstanding which is to be connected with the building in such a prominent position, that the proposed stable is to be
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situated. This is where there are significant concerns, the applicants state that they need stabling for four ponies, store of feed/hay and room for a tractor and associated other machinery. No further details have been provided on sizes or types of equipment albeit the holding is small, only 6.5 acres and so it is reasonable to consider the amount of equipment would not be significant, especially when noting that the applicants state they would be using the field for haylage by a friend, which if already being done, equipment would already have been sourced/ stored.
CONCLUSION 7.1 For the above reasons, the application is recommended for refusal as the Department is not satisfied that there is sufficient justification for the proposed building to warrant setting aside the presumption against development outside areas zoned for development.
7.2 Furthermore, the proposed size, materials and isolated, very seen position of the proposed stable within the countryside is not considered appropriate and would harm the character and quality of the landscape.
7.3 As such, the proposal is considered to represent unwarranted development that is detrimental to the amenity of the countryside contrary to the provision of General Policy 3(g), Environment Policies 1, 2, 20, 21 of the Isle of Man Strategic Plan 2016.
RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
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I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Refused Date: 05.12.2024
Determining Officer
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24/91047/B Page 6 of 6
Signed : J SINGLETON
Jason Singleton
Principal Planner
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