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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No. : Applicant: Proposal: 14/00203/B Mrs Suzanne Corlett Alterations and erection of extension to stables (partial retrospective) Field Number 614732 Baldrine Stables Baldrine Road Baldrine Isle Of Man Site Address: Case Officer: Photo Taken : Site Visit: Expected Decision Level: Mr Chris Balmer 08.04.2014 08.04.2014 Planning Committee Officer's Report THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE LOCAL COMMISSIONERS HAVE OBJECTED TO THE APPLICATION WHICH IS RECOMMENDED FOR AN APPROVAL, 1.0 THE APPLICATION SITE 1.1 The application site comprises a field (Field Number 614732) located on the southern side of Baldrine Road, to the immediate north west of Baldrine Cottage. The horse riding arena is a recent development which received planning approval in 2010. 2.0 PROPOSAL 2.1 The application seeks approval for alterations and erection of extension to stables which were not built in accordance with the previous approval. The application falls in two parts, the first is the retrospective works to the main part of the barn which has been constructed. It should be noted that planning approval was granted for a very similar barn although the works carried out were not fully in accordance with the approved plans and therefore this current application seeks approval for the retention of the existing barn on site. TTiis barn has a depth of 30.6 metres, a width of 12.2 metres and a ridge height of 4.5 metres. The walls would be finished in a dark green profile panels and grey coloured roof panels. 2.2 2.2 The second part of the submission is to extend this existing barn with further space associated with equestrian uses. This would be a continuation of the southern gable end elevation of the existing barn. This extension wouid have a depth of 12.4 metres, a width of 12.2 metres and a ridge height of 4.5 metres. The walls would be finished in a dark green profile panels and grey coloured roof panels to match the existing barn. 3.0 PLANNING HISTORY 3.1 It is considered the previous planning applications are relevant in the determination of this application: Installation of flood lighting to riding arena - 12/01160/B * REFUSED at appeal on the following ground; 3,2 1 July 2014 14/00203/B Page 1 of 6

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"R 1. The proposal is contrary to Environment Policy 2 of the Isle of Man Strategic Plan 2007 in that the lighting, if approved, would cause unacceptable harm to the character and quality of the landscape which is recognised as being of High Landscape or Coastal Value and Scenic Significance," Erection of a stable block and all weather manege - 10/01576/B - APPROVED with the following conditions approved: "C3. Prior to the commencement of use of the stables and manege the new vehicular access arrangements must be set out and constructed in accordance with the approved drawings. 3.3 C4. No permission is granted by this planning approval for the erection and use of floodlighting columns and lights shown within the submitted drawings." 4.0 REPRESENTATIONS Lonan Parish Commissioners recommend a refusal on the following grounds: "The Board remains opposed to retrospective applications and although this is not a planning consideration, they believe that the structure established here is not the building for which original consent was given and is less aesthetic than the original plan so submitted. It is devoid of character and does not resemble a stable block in the true sense and is noticeable by the absence of features such as windows; given its elevated position over the surrounding landscape this should be a consideration when examining the visual amenity of the area." 4.1 4.2 The Department of Infrastructure Highways Services do not oppose the planning application. The owner/occupier of Struie, Highfield Drive, Baldrine has no objection to the extension of the stable building, but objects to the lighting attached to this building which is very intrusive plus a safety hazard for traffic heading up Baldrine Road as you are blinded by the lights. 4.3 PLANNING POLICY In terms of local plan policy, the application site is designated as high landscape value and scenic significance under the Laxey and Lonan Area Plan Order 2005. The plan also identifies that overhead high tension electricity lines cross the application site. The Laxey and Lonan Area Plan Order 2005 contains one policy that is considered specifically material to the assessment of the planning application. 5.0 5.1 Policy L/OSNC/PR/1 states: 'There will be a genera! presumption against development in areas designated as open space or open space for particular purposes." 5.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains five policies that are considered specifically material to the assessment of this current planning application. General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: essential housing for agricultural workers who have to live dose to their place of work; (Housing Policies 7, 8, 9 and 10); conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); previously developed land which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; 5.3 (a) (b) (c) 1 July 2014 14/00203/B Page 2 of 6

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(d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); location-dependent development in connection with the working of minerals or the provision of necessary services; building and engineering operations which are essential for the conduct of agriculture (e) (f) or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage." Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: the development would not harm the character and quality of the landscape; or the location for the development is essential." 5,4 (a) (b) 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 (see Environment Policy 14 for interpretation of Class 1 and 2)." 5.5 5.6 Environment Policy 20 states: 'There will be a presumption against large scale equestrian developments, which includes new buildings and external arenas, in areas with High Landscape or Coastal Value and Scenic Significance unless there are exceptional circumstances to override such a policy." 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 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; in particular, cavity-wall construction should not be used." 5.7 6.0 ASSESSMENT 6.1 The starting point is to acknowledge the relevant planning polices and the site designation. In this respect the site is within an area not designated for development, and is within an area of High Landscape Value and Scenic Significance, therefore any development must not harm the character and quality of the landscape and or be essential (EP2). The second material planning consideration is the history of the site and in this case the fact that a very similar building was granted planning permission, the only difference being the height of the original approved barn is 0,5 metres taller, the width 0.3 metres wider. Furthermore, a total of 8 windows were proposed in each side elevations of the building. These have not been installed. There are also a total of 12 transparent roof lights within the south and east roof plain now proposed, this is compared to only 8 in the original approved application. Accordingly, significant weight is attached that an extant approval exists for a building, larger than what has been erected and proposed now. 6.2 6.3 The planning policy section of this report highlights that there is provision within planning policy for equestrian related development as an exception to the presumption against development in the countryside. As identified within the Isle of Man Strategic Plan 2007 equestrian activities have become increasingly popular in rural areas and on the fringes 1 July 2014 14/00203/B Page 3 of 6

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of our towns and villages, Such activities can generally take place only on open, rural land, and often represent a useful way of diversifying traditional farming. In this instance the development is proposed by a farming family who live within close proximity of the application site and are looking to diversify. The proposal would provide stabling for their horses and some stabling for commercial liveries. As the application site is located within a wider area of land that is designated as High Landscape Value and Scenic Significance the assessment of the basic acceptability of the proposed development is fundamentaliy dependent on Environment Policy 2 and Environment Policy 20 of the Isle of Man Strategic Plan 2007. V/hat exactly is meant by the term "large scale equestrian development" in Environment Policy 20 is not specifically defined within the associated text or glossary of terms. However, on the basis that the proposal comprises a building containing a total of 16 stables and associated storage space, it is considered reasonable to view the development not as small scale, which would reasonably be seen as covering single, double or perhaps triple stable blocks, However, at the same time in the wider scale of equestrian development there have been proposals elsewhere on the Island that have been significant larger than this proposai and the scale of the proposed development could be said to sit somewhere in the middle. Irrespective of this what is actually considered important in the assessment of the proposal is its visual impact, which is more dependent on location and siting rather than purely size on its own. In terms of visual impact within the surrounding area it is evident from site visit that the application site, and thereby the proposed development, which includes the new proposed extension, is possibly only significantly visible when directly adjacent to the site itself. From the south and east, as evidenced from Baldrine Park, the appiication site is partially screened by a natural undulation in the landscape and reads against existing development surrounding it and backdrop of woodland. As such, its visual Impact is actually quite limited and does not appear as an alien feature in the landscape, nor does it appear out of character. 6.4 Comments have been received that the finish and design of the barn not resembling a stable block with features such as windows missing. However, the planning authority considered the proposed design and finish is an improvement over the original approval and appears more like an agricultural barn, which of course Is a common feature in the Manx countryside. As indicated by Environment Policy 21, such buildings should 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. Furthermore, any new buildings must be designed in form and materials to reflect their specific purpose; in particular, cavity-wall construction should not be used. The proposed design is generally found with similar sized and/or large equestrian schemes which have been approved throughout the Island. Overall, it is considered the design, finish, proportion and form is appropriate on this site. 6.5 It is worth noting that the land immediately east of the application site is designated for the development of a primary school (no planning approval currently sought or granted). The visual impact of such development would undoubtedly be greater than that of the development proposed by this current planning application and it is reasonably assumed the relative visual impact of the development of this adjacent land within the surrounding area was concluded to be acceptable for similar reasons to that put forward now. Having regard to this, in terms of Environment Policy 2 it is concluded that that development would not harm the character and quality of the landscape and in respect of Environment Policy 20 it is concluded this provides sufficient circumstances to deem the proposal acceptable if it is considered to constitute large scale equestrian development. 6.6 This conclusion is reached on the basis that the proposed development is not illuminated using the existing four floodlights which have been installed to the eastern elevation of the barn. The applicant is content for a condition to be attached to any approval which requires there removal. The applicants have indicated they are considering submitting a further application for appropriate iighting to the outside arena. It should be noted that the 6.7 1 July 2014 14/00203/B Page 4 of 6

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lighting which has been installed, does not appear to have been designed to reduce glare or as such illumination does inevitably significantly increase the visual presence of the proposal. Accordingly, if the applicant's weren't willing for it to be removed, it is likely the planning authority would refuse the entire application. However, the removal of the floodlighting takes away the concern that illumination would result in unacceptable visual impact. 7.0 RECOMMENDATION Overall, it is considered for the reason given the proposal would comply with the relevant planning policies and therefore recommended that the application be approved subject to conditions. 7.1 PARPf STATUS In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits. 8.0 8.1 In line with Article 6(3) of the Town and Country Planning (Development Procedure)(No2) Order 2013 and paragraph 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: 8.2 The owner/occupier of Struie, Highfield Drive, Baldrine Recommendation Recommended Decision: Permitted Date of Recommendation: 18.06.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : Notes attached to refusals C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. To comply with article 14 of the Town and Country Planning (Development Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. 14/00203/B 1 July 2014 Page 5 of 6

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C2. Within one month of this decision all lighting (except for the single lights above the gable end doors) are to be removed. For the avoidance of doubt this includes the four floodlights which currently run along the eastern elevation of the barn. Furthermore, no approval is hereby given for any lights to be installed to the existing barn or the approved extension unless submitted to and approved by the Planning Authority. Reason: In the interests of the character and appearance of the site and surrounding area. C 3. The building may be used only for equestrian purposes. Reason: The building has been exceptionally approved solely to meet equestrian need and its subsequent retention would result in an unwarranted intrusion in the countryside. C4. All external facing and/or roofing materials of the he^y approved barn extension are required to match those of the existing building. Reason: In the interests of the character and appearance of the site and surrounding area. This approval relates to Drawings reference numbers PTA 128 01, PTA 128 02 A, PTA 128 03, PTA 128 10, PTA 128 11, PTA 128 12 A and PTA 128 13 A received 19th February 2014 and 20th May 2014. 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 Committee Meeting Date: Signed :... Presenting Officer Further to the decision of the Committee an additional report/condition reason is required, signing officer to delete as appropriate 1 July 2014 14/00203/B Page 6 of 6