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Government Isle of Man Vannie Ian Hamilton Cochrane & Gay Geraldine Ann Cochrane Mountain View Main Road Ballaugh Isle Of Man IM7 5EF
In pursuance of powers granted under the above Act and Order the Department of Infrastructure determined to APPROVE a planning application by Ian Hamilton Cochrane & Gay Geraldine Ann Cochrane, Ref 13/00507/B, for the erection of a timber shed to store equestrian feedstuffs and ancillary equipment at Paddock To Rear Of Mountain View Main Road Ballaugh Isle Of Man IM7 5EF subject to compliance with the following condition(s):
Date of Issue: 5th June 2013
Director of Planning and Building Control
This decision was made by a Senior Planning Officer in accordance with the authority delegated to them.
This permission refers only to that required under the Town and Country Planning (Development Procedure) Order 2005.
Any appeal against this decision must be in writing and must be received by this Department within 21 days of the date of this notice.
An appeal form and guidance notes are available from either the Planning Office, Tel 685950, or to download from the Department's website www.gov.im/transport/planning/plan/applications/decision.xml
Please note that a copy of the Officer's report which led to the decision, together with correspondence relative to the application, are available for inspection at the Department.
The proposed development must not be commenced until either;
Whichever is the later.
If no appeal is lodged within 21 days of the date of issue overleaf, and this decision becomes final, the Department's public reference copy (counter copy) of the planning application may be collected by the applicant or their agent from Murray House.
Please note that if the counter copy of the application is not collected within THIRTY DAYS following the last date on which a planning appeal can be made it will be destroyed without further notice.
Department of Infrastructure, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF Tel (01624 685950) email; [email protected]
13/00507/B
| Application No. : | 13 / 00507 / B | | :-- | :-- | | Applicant : | Ian Hamilton Cochrane & Gay Geraldine Ann Cochrane | | Proposal : | Erection of a timber shed to store equestrian feedstuffs and | | | ancillary equipment | | Site Address : | Paddock To Rear Of Mountain View | | | Main Road | | | Ballaugh | | | Isle Of Man | | | IM7 5EF |
Case Officer : Miss Melissa McKnight Photo Taken : 16.05.2013 Site Visit : 16.05.2013 Expected Decision Level : Officer Delegation
1.1 The application site comprises the eastern part of Field 224315 that is currently used as a paddock area in association with Mountain View, a single storey detached bungalow sited on the southern side of the A3 Rheynn Cullyn, Ballaugh. The application site is at the rear of Mountain View and abuts a narrow lane that serves Balamoar Farm. 1.2 Currently on this section of Field 224315 is an existing timber field shelter.
2.1 This current planning application seeks the approval for the erection of a timber shed to store equestrian feedstuffs and ancillary equipment with and associated path apron to the front and side elevation of the proposed new building. 2.2 The proposed new timber store would measure 6 metres in width and would have a depth of 4.8 metres. The proposed building would have a pitched roof with a maximum height of 3.2 metres. 2.3 As previously mentioned the proposed timber building would be constructed of timber with the roof section constructed in coated sheets. The building would be placed on a concrete slab with a hardcore apron. 2.4 The building would be used for the storage of hay, feedstuffs, horse drawn vehicle and ancillary equestrian equipment and would be sited just less than 1.5 metres south from an existing field shelter.
3.1 The application site has been the subject of one previous planning application which was granted planning approval and is considered specifically relevant to the assessment of this current planning application given the nature of development:
PA 97/01047/B: Erection of field shelter for horses.
4.1 The site lies within an area of an Area of High Landscape or Coastal Value and Scenic Significance on the Isle of Man Planning Scheme (Development Plan) Order 1982. 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains four policies that are considered specifically material to the assessment of this current planning application:
General Policy 3 states: 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, historical, or social value and interest (Housing Policy 11); c) previously developed land which contains a significant amount of buildings where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environmental 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-dependant 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."
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 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 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".
Environment Policy 2 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."
5.1 Ballaugh Parish Commissioners have no objection to the current planning application.
6.1 Given the nature of the planning application and the nature of development proposed, it is imperative to assess the application in terms of the impact of the proposal on the quality of the environment and the impact on the surrounding area and countryside. 6.2 In terms of the principle of the erection of a timber storage shed, General Policy 3 sets out the instances in which it may be acceptable to set aside the presumption against development in the countryside. No provision is made for the erection of a timber storage shed bridge of this scale within General Policy 3. However there are instances where development can overcome this presumption against development depending on the nature and level of development proposed. 6.3 The existing timber field shelter is partially visible as one travels west along the A3 Rheynn Cullyn into Ballaugh. It is therefore imperative that what would be seen under this proposal in conjunction to what is already on site would not be of a scale that would warrant a reason for refusal in terms of appearing overbearing and would deter from the character and quality of the countryside. 6.4 The proposed building would be of a smaller scale than the existing field shelter in situ. The existing timber field shelter as a height of 3.3 metres and measures 6 metres wide with a depth of 3.6 metres with the design and form of the proposed structure similar to what already exists and would be finished in materials to match also. 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 scale and form of development proposed along with the materials to be used is relatively modest and would limit the impact on visual amenities to an appropriate form. 6.5 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; that it reflects its specific purpose and that the scale of the proposal would be relatively minor within the site it is to be erected. 6.6 The land on which the proposed stable block is to be sited is sufficient enough to accommodate the erection of the proposed timber storage shed. The proposed building would not be isolated and nor would it represent a form of sporadic development given the existing use of this parcel of land and existing building on site. It should be noted that the provision of
additional buildings may be a cause for concern given the openness of the application site for one heading west. 6.7 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. 6.8 Overall it is concluded that the planning application is in accordance with Environment Policy 7, Paragraph 7.15.1, Environment Policy 19 and Environment Policy 21 of the Isle of Man Strategic Plan 2007.
7.1 It is recommended that the planning application be permitted.
8.1 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.
Recommended Decision: Permitted
Date of 03.06.2013
Recommendation:
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 titled Additional Site Location Plan and plan detailing a site plan and elevation drawings of the proposed new timber shed received on 29th April 2013.
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 : 4/6/13
Determining officer (delete as appropriate) Signed : Signed : Anthony Holmes Sarah Corlett Senior Planning Officer Senior Planning Officer Signed : Signed : Michael Gallagher Jennifer Chance Director of Planning and Building Control Development Control Manager
4 June 2013 13/00507/B Page 5 of 5
PA13/00507/B Ian Hamilton Cochrane & Gay Geraldine Ann Cochrane Erection of a timber shed to store equestrian feedstuffs and ancillary equipment, Paddock To Rear Of Mountain View Main Road Ballaugh Isle Of Man IM7 5EF Planning Officer:
Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 01.05.2013, includes;
Dev Control Polygons: Reference Number: 97/01047/B Status: Permitted Proposal: Erection of field shelter for horses, part of field 0043, behind Mountain View, Main Road, Ballaugh.
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