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Croit Ny Cabbyl Equestrian Facilities<br>Ballamenagh Beg Road, Baldrine, Isle of Man, IM4 6AQ
April 2010
1.0 CONTENTS 2.0 INTRODUCTION 3.0 EXISING SITE 4.0 PLANING HISTORY 5.0 PRE-APPLICATION CONSULTATIONS 6.0 PLANNING POLICY 7.0 SCHEME PROPOSAL 8.0 SUMMARY 9.0 APPENDICES
This planning statement accompanies the full planning application for the construction of equestrian facilities including an indoor riding arena, stabling, staff accommodation and under croft on the site of existing equestrian facilities which are to be demolished within the ownership curtilage of the property known as Croit Ny Cabbyl, Balladromma Moor, Isle of Man.
This document should be read in conjunction with the planning applications from and drawings as listed in the drawing schedule 926/X/DI/01.
In this Design Statement the existing site, details of pre application consultations and the development proposals are discussed in full.
The application site sits within a large ownership site of the residential property known as Croit Ny Cabbyl which extends in total to an area of approximately twenty-six acres. The application site is adjacent to the residential curtilage of the main house. Planning approval has been obtained for a substantial contemporary private residence on the site of the existing property. There is also currently a planning application in place for a more classically styled private residence.
The site as a whole is located on the east coast of the Isle of Man, adjacent to the Groudie area, with the Groudie railway and former sea lion pool just below its Eastern most curtilage.
There are currently extensive equestrian facilities on the application site comprising of a substantially built stable block comprising of 6 boxes, feed store and first floor residential accommodation above, an additional groom's cottage, a number of separate tack buildings, loose timber stable blocks and stores, along with a flood lit ménage and surround fields which are used for grazing and riding and which also include a field barn. These current facilities have deteriorated greatly and are not of architectural merit. Existing photographs have been included in Appendix 1.
We are of the belief that private equestrian facilities should be retained within the site but as they currently stand we feel they are insufficient in both size and quality to serve a property of the scale and calibre of the proposed new contemporary residential development in the residential curtilage at Croit Ny Cabbyl.
Vehicle access to the site is via the existing vehicular access from Ballamenagh Beg Road which is proposed to remain unchanged within this application.
The site overall has been the subject of a number of planning applications over the years. However, these have primarily been associated with the main house. The most relevant of these to this current application site is the granted planning permission for a new contemporary dwelling by James Brookman Ltd, planning reference 09/00910/B and the planning application in for an alternative dwelling which is currently being considered. This application seeks development of associated equestrian facilities for the main residence.
Planning histories specific to the equestrian site that are listed in the legal searches for the purchase of the property are as follows:
| Ref | Dated Granted | Details |
|---|---|---|
| 09 / 01848 / B | Withdrawn | Erection of an internal riding arena with stables and <br> staff accommodation |
| 89 / 01045 / B | 01.01 .1994 | Extensions to stables |
Application 09/01848/B is in reference to an extension of existing stables. We have been unable to find reference to a construction date of the stables. Application 89/01045/B was submitted by James Brookman Ltd. This was later withdrawn following advice from the planning officers.
Our potential client first contacted the Isle of Man Government via Mr Nick Boon in regard to their desire to relocate to the Isle of Man. A copy of a letter is included in the appendix of this document which outlines their need for large equestrian facilities.
As part of our clients' intention to relocate to the Isle of Man meetings were held with Minister Alan Bell in relation to their relocation. In addition to this our client participated in initial consultations with Minister Shimmin in regard to their relocation and the importance of their equestrian requirements. Jim Brookman of James Brookman Ltd was advised by Minister Shimmin to present our initial proposal to Mr Ian McCauley, Director of Planning, DoLGE which we duly did. This scheme for extensive equestrian facilities was then submitted to DoLGE for planning approval but was then subsequently withdrawn on the advice of the planning officers and intervention of the then minister.
Throughout the design process for the withdrawn application consultations have taken place with:
Mr Ian McCauley, Director of Planning Ms Jennifer Chance, Senior Planning Officer Mr Anthony Holmes, Planning Officer
These consultations have been in the form of site visits, visits to the planning office, telephone conversations and e-mail correspondence.
It is from these consultations and our own research that we became aware that our proposal for substantial equestrian facilities does not adhere to the government Strategic Plan 2007, in particular Environment Policy 7 and that any such proposal will be viewed as exceptional to this.
Consultations in relation to this revised scheme have taken place with Mr MacCauley and Mr Holmes in regard to this application for smaller equestrian facilities which we have been led to believe are deemed as more acceptable.
Any proposed development on the application site has to satisfy the relevant requirements of the extant Laxey and Lonan Area Plan 2005 that was approved by Tynwald on 20th October 2005 and came into operation 1st November 2005 (The Local Plan).
The application site does not have a site specific statement in the Area Plan.
The application site is demarked as 'Open Space / Agricultural Use' and is sited within an area designated as 'Area of High Landscape Value and Scenic Significance'. An area of woodland to the East on the application site which is designated as an 'Area of Ecological Interest'
The Island Development Plan
The Strategic Plan 2007 identifies six main aims of the Government as outlined in The Government Plan 2006 - 2009 that contribute to "maintain(ing) and build(ing) on the high quality of life enjoyed by the Island's community".
Of these six points we feel that the application will make a direct contribution to the following:
Aim: To pursue manageable and sustainable growth based on a diversified economy. Purpose: To raise the standard of living of the people of the Island and to provide the resources to sustain and develop public services.
Our client intends to relocate to the island bringing with them a substantial investment portfolio, new business, employment opportunities, new sporting facilities and expertise.
Aim: To protect and develop the Island's national identity and ensure that its interests are vigorously promoted, recognised and defended internationally. Purpose: To achieve international recognition and acceptance of the Island's unique constitutional, cultural, commercial and social identity.
It is our clients' intention to "set up a Quarter Horse Stud and training facility in the Isle of Man and to approach the American Quarter House Association to get recognition of the Isle of Man as an independent member and therefore be able to send teams to international events under the Isle of Man flag"2, representing the island at an international level.
Within the Isle of Man Strategic Plan 2007, we believe that the following policies are of particular relevance to this application. For brevity the relevant Strategic Objectives and Policies have been referenced only and the following should be read in conjunction with the full descriptions as referenced in Appendix 5 and 6.
[^0] [^0]: 1 The Strategic Plan, Chapter 2, p. 7 Letter from our client to Mr Nick Boon, see Appendix 2
a) The proposal seeks to expand on the current use of the site. The site currently houses redundant buildings which are unsuitable in scale, quality and siting taking into consideration the development of the site as a high end private residence. b) The proposal makes efficient use of the site by using the site of the existing facilities. The proposal compensates for any changes in landscaping with extensive planting. c) The proposal utilizes the existing infrastructure, facilities and services of the site.
This application follows the policy to encourage "high quality development throughout the island"3, and is a reflection of the yet to be constructed high end residence of Croit Ny Cabbyl.
The government policy will not permit development in the countryside unless the development is considered to have exceptional circumstances as outlined in general Policy 3.
It is felt that this submission could be perceived as exceptional due to the nature of the facilities that it will provide for the island, it's unique location and the quality of the design and proposed materials.
b) The development is adjacent to an 'Area of Ecological Interest'. The proposal does not seek to directly affect this area and every effort will be made to protect the woodland area that runs along the north-east boundary of the site during and after construction.
A property with facilities and grounds of this scale would employ grounds people to maintain them to a very high standard. This would include the pond and pond life, the extensive additional planting along with the existing glen and woodland.
This Design Statement takes into account the Strategic Aims and Policies.
[^0] [^0]: Strategic Plan, Chapter 3, Strategic Objectives, 3.3 Environment (c)
a) The intended use of the site will offer new employment opportunities for stable staff and ground staff on both permanent and part time basis as well as office staff, increasing the diversity of employment opportunities within the growing equestrian sector on the island.
In addition to this, our client intends to relocate their substantial investment portfolio to the island which will in turn require the establishment of new offices and employment of a professional team of staff. b) The employment opportunities are directly linked to our client being able to have the equestrian facilities at the necessary scale for the sport. c) The expansion of the existing equestrian facilities will not deter from other existing facilities as their intended use is for a new and exciting equestrian sport which will be run as a private operation. Our proposed client are intending to allow the facilities to be used for competitions and other equestrian events.
This policy reiterates the requirements of Strategic Policy 2. The government policy will not permit development in the countryside unless the development satisfies the criteria outlined in paragraph 6.3. We acknowledge that our proposal does not fully adhere to these exceptions however it could be construed that there existing facilities / building on the site which have become redundant. Whilst the proposed facilities are larger it is not felt that the visual impact would be greater due to their location on the site.
It is not felt that this proposal will adversely affect the existing countryside. The application site is adjacent to but is not itself an 'Area of Ecological Interest'. There is an area of private woodland, only planted in last 20-30 years as outlined in tree report. The tree report did not find any specimens of significant importance.
a) It is not felt that the proposal will be detrimental to the character or quality of the landscape as every effort has been made to reduce the impact of the scheme in terms of its positioning in the natural valley of the site and choice of materials. b) The location of the development is essential to our clients as they wish to have the facilities close to their residence and will only consider moving to the island on the basis that these facilities can be provided.
The small amount of private woodland that is proposed to be removed as shown on the site plan drawing 926-P-002 will be replaced three-fold in the intended extensive landscaping of the site, and as previously stated the tree report did not find any specimens of significant importance.
The proposal will not result in the loss of any high quality agricultural land (Class 1-2). Any increase in traffic to use the facilities will be nominal and will only relate to staff usage and occasional events.
This application is for a private domestic equestrian facility and it is in an 'Area of Scenic Significance'. This document seeks to demonstrate that our proposal is not without merit which should be taken into consideration providing circumstances to override such a policy.
The design of the stabling and arenas reflects the usage of the buildings in form, size, orientation and materiality which will be discussed further in the Design Proposal and due to its siting in the topography of the site and its isolated position it is not felt that the proposal would be detrimental to the countryside.
The proposal seeks to incorporate residential accommodation in the form of associated staff accommodation. Due to the nature of the accommodation we have taken the view that these would be classed as agricultural dwellings and have therefore taken the following policies into consideration.
Due to the nature and scale of the proposed equestrian facilities full time staff will be required on site 24 hours and therefore residential accommodation is essential to the development. There are 2 no existing separate grooms accommodation on the site which is proposed to be demolished and reinstated as a considered part of the scheme.
The residential accommodation will be restricted to use by staff of the equestrian facilities and / or house and a condition stating as such will be expected.
The equestrian centre has been sited in close vicinity to the main residence both of which are set back from the road.
The application site is an individual plot that is not yet connected to the IRIS system. Rain water from the stables and arena will connect to the existing stream which runs through the site to discharge to the sea. A License to Discharge that has already been obtained for the site, license no. WPA/09/2009 (Appendix 4). Foul water drainage for the stables, arena and associated accommodation will connect to a new 'Bio-disc' system as the main house.
The proposal is to create new extensive private equestrian facilities suitable for the proposed new dwelling known as Croit Ny Cabbyl. A number of existing stables, associated out buildings and staff accommodation are to be demolished to allow for the erection of an internal riding arena, staff accommodation, stables, associated stores and undercroft to the principal residence. The proposal will also include the removal of a small number of existing trees from the private woodland and subsequent extensive planting scheme.
This proposal has developed from the specific equestrian requirement of our potential purchaser of the new residential property along with the preliminary comments of the planning officers. As identified in the Strategic Plan "(e)questrian activities are becoming increasingly popular in rural areas and on the fringes of our towns and villages"4 and it is our expectation from the potential purchase enquiries for Croit Ny Cabbyl we have had that any future owner will require equestrian facilities that compliment the main house.
The design objectives from the outset have been to develop a proposal that:
As we deem the proposed scheme necessary for the site to work as a cohesive whole and in encouraging a diversity in available equestrian facilities and employment opportunities on the island we have taken into account to the policy statement that 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."5
[^0] [^0]: Strategic Plan 2007, Chapter 7. The Environment, 7.15.1 5 Strategic Plan 2007, Chapter 7. The Environment, 7.15.1
The proposed scheme has been carefully considered to sit comfortably in its specific location and to have minimal impact on the surrounding landscape. The proposal intends to utilise the site and ground levels of the existing stable block as this area has proven to be an efficient use of the site in relation to the existing residential property. This location also allows for the natural valley of the site to be taken full advantage in shielding the mass of the development as again demonstrated by the existing stables and accommodation.
Due to its secluded location, the topography of the site and the existing surrounding woodland the application site is not clearly visible from many aspects. The proposal would be primarily discernable from Howstrake headland on route towards Groudle. The view from this point would be nonexistent as the equestrian buildings will be set in the valley of the site which in turn is sited behind the new residential dwelling of Croit Ny Cabbyl which will be at a raised level as the current dwelling as illustrated by the enclosed photographs (see Appendix 1).
The scheme will also be visible from the 'B-Road' of Ballamenagh Beg. Again, the siting of the proposal in the valley will aid in the reduction of the visual mass of the scheme. From this point only the roofs will be truly visible. As a direct response to and in respect of the fact that the site is considered to be an area of 'High Landscape Value and Scenic Significance' the proposal also incorporates the planting of new trees along the boundary edge which will aid in shielding the proposal whilst retaining the natural outlook of the site from the viewpoint where the development would be most discernable from.
The coastal path near the ownership boundary climbs up from the coastline to merge with Ballamenagh Beg Road meaning that the only viewpoint of the scheme from the footpath would be as described above. There is no immediate coastal footpath indicated on the Eastern side of the property on the Isle of Man OS Landranger Map.
The location of the proposal will have that negligible effect on the neighbouring property, namely the main house of Croit Ny Cabbyl, and has been designed to be read as part of a masterplan within the ownership boundary.
It is not felt that any of the other neighbouring properties are in close enough proximity to be affected by the proposal.
The scheme has been orientated to compliment the main house, allowing for direct and private access from the main house to the stables for the owners at first floor level. The orientation has also been considered in terms of reducing the mass of the arena. In this respect the arena has been positioned along the length of the ownership curtilage taking full advantage of the natural canopy of the existing woodland.
The proposal will be a significant increase in size to the existing equestrian facilities.
The size of the arena is pre-determined by the equestrian sport that it is intended to be used for by our proposed client. The internal arena is the minimum requirement of the sport to allow for training at a competitive level. A further requirement is that there is a minimum height of 5 m internally at eaves level.
The stables comprise of a number of standard size stables along with a number of larger birthing stables as it is the clients' intention to breed horses for competitive use. There are also changing room facilities available for the daily staff required to run an establishment of this scale in addition to the live-in staff.
The design of the equestrian facilities has been developed to compliment the main residence and be read as subservient to it and as a separate building in its own right. This is partially achieved by the topography of the site but we felt that aesthetically it was of greater importance so that the facilities are instantly distinguishable from the main house.
To achieve this we have produced a building that in its layout could be considered more traditional and therefore more in keeping with its surroundings. This will therefore not detract attention from the main residence and will also be a true reflection of its usage.
We feel the considered design of the equestrian facilities reflects the high level of design of the main house of both the granted contemporary scheme and the more classical scheme which is currently in for planning approval. This will primarily be reflected in the materiality and the detailing of the buildings.
The material choice for the buildings has been selected to reflect their time and the location of the building. A simple palette of external materials has been chosen in order to create a subtle building that blends with its surroundings and that will age with time. Traditional timber cladding associated with stabling has been used as a reference to the buildings use.
The walls of the undercroft and the staff accommodation will be either rendered or in traditional stone depending on the material palette of the main residence.
A green coloured fibrous cement roof is proposed. This colouring is intended to allow the building to blend with the surrounding vegetation.
The existing access road down to the stables will be re-shaped to provide a more gradual approach to the new stables which is to be incorporated into the new driveway of the main house.
The impact of the proposal on the existing woodland has been taken into account from the outset. Prescott Associates, Chartered Landscape Architects were commissioned to undertake a tree survey of the site a copy of which is included in Appendix of this document Appendix 3. "Whilst the trees area a significant feature of the immediate landscape, forming part of the wooded character of this part of the property, they do not prominent in the larger scale due to the profile of the ground. The area lies below the road and views from here are further restricted by a sod bank and accompanying vegetation"6
We have appointed consultants to produce and environmental impact report which will follow this submission on its completion.
[^0] [^0]: Tree Survey at Croft Ny Cabbyl, Prescott Associates, Conclusion
In summary we feel this scheme should be supported because:
In light of the above and the enclosed documents we hope that this application will be recommended for approval.
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