Field 114173 Adjacent To Glion Cottage Thurot Cottage Road Bride Isle Of Man
Case Officer:
Mr Edward Baker
Photo Taken:
Site Visit:
30.04.2013
Expected Decision Level:
Officer Delegation
The Application Site
The application site is Field 114173, which is located to the east side of Thurot Cottage Road, to the west of Bride. The road runs north-south with the field on the east side. There is a field hedge parallel to the road. The field is situated on lower ground than the road, and falls in an easterly direction into a bowl before rising more steeply in an easterly direction.
The applicant currently rents the field. Their house, Glion Cottage, is situated 35 metres from where the field shelter is proposed. Originally, the field shelter was to be positioned 25 metres from the cottage, however, officers felt that this would interrupt views of Glion Cottage when travelling down Thurot Cottage Road. The applicant therefore agreed to reposition the field shelter further from the cottage. Amended plans have been submitted and these have been the subject of consultation.
The Proposal
The application seeks planning consent for the erection of a field shelter for the applicant's horses. The shelter would be situated next to and parallel with the west side of the field, next to Thurot Cottage Road. It would measure 12 metres in length by 4 metres wide, and 2.8 metres tall. It would have a very shallow mono pitch roof with overhang at the front. The shelter would be open fronted on its east side facing towards the field. The sides and rear would be solid. The shelter would be finished in olive green corrugated iron cladding. The applicant has provided a sample of the colour finish.
Planning History
There is no relevant planning history.
Planning Policy
The Isle of Man Development Scheme (Development Plan) Order 1982 zones the site an Area of High Landscape or Coastal Value and Scenic Significance, and an Area of Private Woodland or Parkland.
General Policy 3 of the Isle of Man Strategic Plan 2007 is relevant.
Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
(a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
(b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
(c) previously developed land(1) 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;
(d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
(e) location-dependent development in connection with the working of minerals or the provision of necessary services;
(f) building and engineering operations which are essential for the conduct of agriculture 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. 7. Environment Policy 19 is relevant:
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 is relevant:
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.
Representations
Bride Parish Commissioners - no response at the time of writing.
Highways Division - no objection.
Assessment
Whether this is a suitable location in principle for a field shelter
The Development Plan seeks to control development in the countryside. Although the proposal does not meet the list of exceptions for new development in the countryside as set out in General Policy 3, Environment Policies 19 and 21 do permit equestrian development in the countryside subject to certain criteria. The field in which the site is located appears to be Class 2 agricultural land although it on the cusp of an area of Class 4 land. The proposed field shelter is relatively small and its design is of a more temporary nature. It is considered that the proposal would not have a material impact on the availability of high quality agricultural land and that the acceptability of the proposal should be dependent on its other planning impacts as discussed below.
The effect of the proposal on the character and appearance of the area
The proposed field shelter is of modest size and appearance. It would be situated alongside the field hedge where its impact would be reduced. The applicant has amended the position of the field shelter further to the south, which reduces the impact on the pleasant views of the cottage when travelling north towards it. It would have been preferable to move it further south still, however, this has not been possible because the land is either very wet due to poor drainage or there are overhead power lines. The amended position is considered a suitable compromise. The field shelter would be finished in olive green to lessen its impact. Overall, it is felt that the proposal would not unduly affect the character and appearance of the countryside.
Other considerations
There are no immediate neighbours whose amenity would be affected by the field shelter, other than the applicant's property situated 35 metres to the north.
The proposal would not generate traffic or have any adverse highway impacts.
RECOMMENDATION
It is recommended that the planning application is approved with conditions.
PARTY STATUS
The Local Authority, Bride Parish Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d) granted Interested Party Status.
The Highways Division is part of the Department of Infrastructure and is not an Interested Party.
Recommendation
Recommended Decision: Permitted
Date of 11.06.2013
Recommendation:
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 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.
C 2.
The development hereby permitted shall not be carried out except in full accordance with the following plans and details: site location plan received on 14 May 2013; Drawing Number WL/13/1267/1 (details of field shelter) received on 12 April 2013; Drawing Number WL/13/1267/3A (amended block plan) and details of colour finish received on 14 May 2013.
C 3. The field shelter shall be finished in Olive Green in accordance with the colour sample received on 14 May 2013 and permanently retained in that colour, unless otherwise first agreed in writing by the Planning Authority.
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 : 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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