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Application No.: 10/01335/B Applicant: Yvonne Marshall Proposal: Erection of a stable block and creation of field access Site Address: Field 214285 Bretney Road Jurby Isle Of Man ### Considerations Case Officer : Mrs Jade Craig Photo Taken: 07.10.2010 Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Manx Electricity Authority Notes: Objection 17.11.10 - now ok as moved nad 9 m from HV OHL. Consultee : Highways Division Notes: Do not oppose has no traffic management, parking or road safety implications. Consultee : Jurby Parish Commissioners Notes: No objections.
The application site comprises part of field number 214285, Bretney Road Jurby. The total size of the field is approximately 10 acres and the application site comprises approximately 4.5 acres. The field is currently used to keep horses. There is a single access from Bretney Road at the eastern extremity of the field.
Proposed are the erection of a stable block within the field and the creation of a new field access. The proposed stable block would be an L-shaped building with a pitched roof over. It would be positioned lengthways along the inside of the western boundary of the field, approximately 26 metres from the roadside verge. The stable would measure approximately 15 metres long by 7.7 metres at its widest part. Each of the long sections of the L-shape would be approximately 4.1 metres wide.
The height would be approximately 2.3 metres to eaves level and 3.3 metres to the top of the ridge. The roof would have a 1.2 metre overhang on the inside of the L-shape, above the doors.
The building would comprise 5 separate rooms, including 3 stables, a foaling box and a feed store. The walls would be finished externally with 16mm shiplap timber cladding. The roof covering would be black onduline corrugated sheets.
The proposed field access would be a gated access from Bretney Road. It would be located near to the western extremity of the field and the proposed stable. The existing boundary along Bretney Road is formed by a sod hedge and it is proposed to remove approximately 3.8 metres of this sod hedge, in order to create the new access. The visibility splays would be metres.
There are no previous planning applications for the application site.
In terms of local plan policy, the application site is located within an area designated as "White Land" that is not zoned for development in the 1982 Development Order. The site is not within a Conservation Area.
The Isle of Man Strategic Plan 2007 contains policies which are considered material to the assessment of this current planning application;
Environment Policy 1; 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 over-riding 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.
Environment Policy 19; 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).
Environment Policy 21; 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.
Energy Policy 2; Land within 9 m either side of an overhead High Tension power cable will be safeguarded from development.
It is also important to read paragraph 7.15 .1 in the Strategic Plan which states; 7.15.1 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.
The Department of Infrastructure Highways Division do not object to this application, as there are no traffic management, parking or road safety implications.
Jurby Parish Commissioners have no objections to the proposal. The Manx Electricity Authority had objected to the initial plans, as they were concerned that the stable block would be located within a 9 metre corridor of an 11 kV overhead power line. The M.E.A. discussed their issues with the agent and amended plans were then submitted showing the stable block being positioned away from the power line. Subsequently, the M.E.A. have stated that the proposal is now ok, as the stable block has been moved to be more than 9 metres from the high voltage overhead line.
No written responses have been received from the general public.
This proposal should be assessed against Environment Policies 1, 19 and 21, in addition to Energy Policy 2 from the Isle of Man Strategic Plan 2007. The main issue to consider is the impact of the development on the surrounding area, including the visual effect and highway safety.
In terms of Energy Policy 2, the plans which were initially submitted plans were contrary to this policy, as the proposed stable building was within 9 metres of an overhead power line. The Manx Electricity Authority consulted with the agent and amended plans were subsequently received, showing the stable block repositioned away from the power lines. The M.E.A. no longer object to the proposal and it is considered that the application now complies with Energy Policy 2.
The proposed siting of the stables is such that the building would not appear prominent within the landscape and would not adversely affect the amenity of residential properties within the vicinity. The proposed stables would be an acceptable size for such a building and constructed and designed so as to be clearly identified as a stable in accordance with Environmental Policy 21. As such, it is felt that the development would be appropriate in this location and would have a limited impact on the appearance and character of the surrounding landscape.
The proposed building would be single storey and would benefit from the existing natural screening around the field. The proposal would not appear isolated within the landscape as it would be sited reasonably close to other buildings, such as those at Ballagarraghyn Farm, on the opposite side of Bretney Road.
There is also the issue of the impact of the new field access on the surrounding area. I asked the agent for information about why they wish to create a new field access, as there is already an existing access to the site. The applicant responded to my query in a letter, which was received by the planning office on 3rd November 2010. The letter states that the additional access is needed for two reasons. The first is that the access would be where the proposed stabling would be sited and the second is that they wish to sub-divide the 10 acre field into two smaller fields, which could then be accessed independently. The location of the stables has been chosen in order to give the horses the best protection from the wind and gales. Separating the field would mean that the stabled horses would be able to be handled more safely than the horses which do not need stabling. Also, the separate entrances would enable deliveries of hay/straw/feed into the feed room without the possibility of an animal getting onto the road.
The new access would result in the loss of part of a traditional sod hedge, but there would still be approximately 108 metres of sod hedge remaining between the existing and proposed entrances to the field. The level of use of the stables would be acceptable for the site, which is supported by the comments received from the Highways Division. The entrance would be onto a straight road just outside Jurby's built up area and it is considered that it would not have a detrimental effect on the area in terms of visual impact or highway safety. This proposal therefore complies with Environment Policy 19 in the Isle of Man Strategic Plan 2007.
It is considered that the scale of the proposed development is relatively modest and that it has limited impact on the character and appearance of the countryside. The proposal therefore accords with Environment Policy 1 and is deemed to be acceptable.
RECOMMENDATION For the above reasons, this proposal is considered to be acceptable and is recommended for approval. PARTY STATUS It is considered that the following parties, who submitted comments, should be afforded Interested Party Status;
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.
It is considered that the following parties, who submitted comments, should not be afforded Interested Party Status;
The Department of Transport Highways Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
The Manx Electricity Authority. Recommendation Recommended Decision: Permitted Date of Recommendation: 23.11.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
C 1.
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
23 November 2010 10/01335/B Page 4 of 5
C 2. This approval relates to the erection of a stable block and the creation of a field access, as shown in drawing number 024/PL02, date stamped 8th September 2010; in addition to drawing number 024/PL01 Rev. A, date stamped 18th October 2010.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : Signed : Senior Planning Officer
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