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Application No.: 14/01213/B Applicant: Mr David Crowe Proposal: Erection of a stable block Site Address: Field 334292 Lhoobs Road Eairy Isle Of Man Case Officer : Miss Melissa McKnight Photo Taken: 13.11.2014 Site Visit: 13.11.2014 Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of Field 334292, Lhoobs Road, Eairy which is located on the southern side of the highway. To the northern side of the highway, opposite the application site, is Mount Pleasant which is a residential property also in the ownership of the applicant.
2.0 THE PROPOSAL - 2.1 The proposal comprises the erection of a timber stable block in the north western part of Field 334292, approximately 3.5 metres from the boundary. - 2.2 The proposed stable block would have a length of just less than 11.5 metres and depth of 4.7 metres. The proposed stable block would have a pitched roof with a ridge height of 3.25 metres.
3.0 PLANNING HISTORY - 3.1 The application site has not been the subject of any previous planning applications considered materially relevant to the assessment of this current planning application.
4.0 PLANNING POLICY - 4.1 The site lies in an area of "white land" on the Town and Country Planning (Development Plan) Order 1982, which is not designated for development and zoned as Open Space. - 4.2 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
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"
5.0 REPRESENTATIONS - 5.1 Patrick Parish Commissioners have no comment to make regarding the current planning application (12/11/2014). - 5.2 The Department of Infrastructure Highway Services do not oppose the current planning application (14/11/2014).
6.0 ASSESSMENT - 6.1 Given the nature of the planning application and the nature of development proposed, it is imperative to assess the impacts of the proposal on the appearance and character of the countryside. - 6.2 The stable block would be completely visible whilst travelling along Lhoobs Road, however it is not considered that the building would appear as an incongruous feature within the landscape. The scale and form of development proposed along with the materials to be used are relatively modest and would reflect the use of the building. - 6.3 The application site is large enough to accommodate the erection of the proposed stables and would not result in the loss of a great amount of land. Whilst the proposed stable facilities would be isolated within the field, the proposed development would be adjacent to a dwelling related to the stable block and would therefore not be completely alien within the locality. In addition, due to the position of the proposed stable block and the relatively low
7.0 RECOMMENDATION - 7.1 Overall it is concluded that the planning application is in accordance with Environment Policy 1, Paragraph 7.15.1, Environment Policy 19 and Environment Policy 21 of the Isle of Man Strategic Plan 2007. - 7.2 It is recommended that the planning application be permitted.
8.0 PARTY STATUS - 8.1 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.
Recommendation
Recommended Decision: Permitted
Date of Recommendation:
24.11.2014
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
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.
This approval relates to Location Plan, Site Plan and Drawing Number: DCSJ1414 date stamped as received on 22nd October 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted Date : 24/11/14 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed : Sarah Corlett Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management
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