Halcyon Days Main Road Ballaugh Isle Of Man IM7 5EX
Case Officer:
Miss Melissa McKnight
Photo Taken:
15.11.2012
Site Visit:
15.11.2012
Expected Decision Level:
Officer Delegation
The Application Site
The application site is the curtilage of Halcyon Days, a two storey traditional detached property with rear extensions sited on the northern side of the A3 Rheynn Cullen, Ballaugh.
The application dwelling is built directly onto the adjoining footpath and highway and has a large rear private garden that is only partially visible from a main public thoroughfare.
The Proposal
The planning application seeks the approval for the erection of a stable along with the creation of two new field accesses.
The proposed stable would be erected against an existing rear garden wall that current acts as a boundary to an enclosed garden area within the rear garden of the main dwellinghouse. The proposed stable would have a length of 12.1 metres and a depth of 7.1 metres. The proposed stable would have a pitched roof with a maximum height of just less than 3.8 metres. The proposed stable would be finished in a dense block painted render to match the existing dwelling with constructed of cement fibre decking with the installation of three translucent panels in the southern elevation roof pitch. The existing enclosed garden area would be used as a paddock.
The proposal also includes the installation of fencing measuring 11.6 metres in length stretching from the proposed stable to the existing side boundary wall. The fencing would have a height of 1.3 metres and would be constructed of timber.
The final element of the proposal is the construction of new field openings into the adjoining field. A new opening would be created 12.2 metres from the main dwellinghouse in the eastern boundary wall, the second new opening would be created from the widening of an existing opening located 11 metres east of the proposed stables, the third and final new opening would be created in the northern wall that the proposed stables is to be erected against. The two proposed openings in the eastern wall would have a width of 3.6 metres while the southern boundary wall of the proposed paddock would measure just less than 3.1 metres.
The application site has been the subject of seven previous planning applications, all of which are considered specifically relevant to the assessment of this current planning application:
PA 09/00793/R: Additional use of conservatory for serving cream teas. This previous planning application was permitted.
PA 97/01523/B: Alterations and extensions to dwelling with new driveway and vehicular access, Halcyon Days, Main Road, Ballaugh. This previous planning application was refused.
PA 99/01358/B: Erection of boundary wall with new vehicular access and driveway, Halcyon Days, Main Road, Ballaugh. This previous planning application was permitted.
PA 96/00791/B: Erection of a farmworker’s dwelling with garage, part field 979, Brough Jairg Beg Farm, Ballaugh. This previous planning application was permitted.
PA 95/01248/B: Erection of two semi-detached agricultural dwellings part field 979, Brough Jairg Farms, Ballaugh. This previous planning application was refused.
PA 91/00979/B: Construction of two semi-detached agricultural dwellings, Part Field 979, Brough Jairg Beg Farm, Ballaugh. This previous planning application was permitted
PA 91/00958/A: Approval in principle for erection of farm dwelling and agricultural building, Lower Bishopscourt, Ballaugh. This previous planning application was refused.
Planning Policy
The application site is not designated for any site specific purpose but is in an area designated as an Area of High Landscape or Coastal Value and Scenic Significance under the Isle of Man Development Plan Order 1982.
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 2 which states:
“The present system of landscape classification of Areas of High Landscape of 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 difference 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:
a) the development would not harm the character and quality of the landscape; or b) the location for the development is essential.”
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."
Representations
The Department of Infrastructure (DOI) Highways Division has recommended that the application be deferred on the grounds that information regarding the new opening is required detailing associated visibility delays and vehicle use.
NB: Through further consultation with the DOI Highways Division outlining that the proposed accesses would not interfere with the highway and would be used only in conjunction with the adjoining field, the DOI Highways Division do not oppose the planning application.
Assessment
Given the nature of the planning application and the nature of development proposed, it is imperative to assess the impacts of the proposed development on the visual amenities of the surrounding area.
Environment Policy 19
The application site benefits from a substantial level of screening from the highway and the proposed development would only be readily visible if one was to stand at the entrance to Halcyon Days. It is likely that partial views of the proposed stable would be visible for one heading west along the Rheynn Cullyn, however with the trees in full bloom it is unlikely that the proposed stable would not be visible. The scale and form of development proposed along with the materials to be used is relatively modest and the impact on visual amenities is considered to be minimal and the proposed development is sought to be off an appropriate form.
The application site is sited in an area of Class 3 Agriculture land use and thus the proposed stable block would not result in the loss of high class agricultural land.
The proposed stable block is to be used for private use and not commercially; thus there will be no over-intensive use of the site through journeys to and from the site.
Environment Policy 21
Given the position of the proposed stable block and the relatively low height of the development, it is considered that there will be no adverse impact on the character and appearance of the countryside. The proposed development will only partially be visible from parts of the Rheynn Cullyn heading westbound. When the belt of trees of the boundary treatment is in full bloom, it is very unlikely that the proposed stables will be seen from the public thoroughfare.
The nearest property to the application site is Thornhill which is sited 135 metres west of the application site. It is considered that given the level and scale of development proposed and distance from the adjacent property, the proposal would have a minimal, if any, impact upon the residential amenity of the local residents of Thornhill.
The land at which the proposed stable block is to be sited is sufficient enough to accommodate the erection of the proposed stable block without compromising the amenities of the local residents of Halcyon Days. The proposed stable block will not be isolated and will be relatively close to the existing dwelling and makes good use of an existing area to be used as a paddock. The current adjacent field would have to new entrances from the dwelling house to provide suitable access for the horses onto the field.
The proposed development is considered appropriate in terms of the materials to be used in the construction. It is clear from the submitted drawings that the design and finish would be sympathetic to its setting and would be in keeping with the existing walling that is to be incorporated with the stables. Although cavity construction is not encouraged, the building reflects the appearance of a stable block and the render finish is in keeping with its surroundings and therefore deemed acceptable.
Overall it is concluded that the planning application is in accordance with Paragraph 7.15.1, Environment Policy 19 and Environment Policy 21 of the Isle of Man Strategic Plan 2007.
RECOMMENDATION
It is recommended that the planning application be permitted.
PARTY STATUS
The local authority, Ballaugh Parish Commissioners, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.
The Highways Division is part of the Department of Infrastructure of which the planning authority is also part. As such, the Highways Division should not be afforded separate party status.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 22.01.2013 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval for the erection of a stable relates to DWG. No. 1211_02/01 date stamped 7th December 2012.
C 3. The proposed stable may be used only for purposes ancillary to the occupation of Halcyon Days and may not be used separately or as a commercial stable facility.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 22-1-13
Determining officer (delete as appropriate)
Signed : _________________________ Anthony Holmes Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : _________________________ Sarah Corlett Senior Planning Officer
Signed : _________________________ Jennifer Chance Development Control Manager
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