Loading document...
==== PAGE 1 ====
14/01406/B
Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 14/01406/B Applicant : Mrs Harriet Hancox Proposal : Creation of a horse riding arena including the erection of lighting columns Site Address : Ballahowin Orrisdale Kirk Michael Isle of Man IM6 2HP
Case Officer : Miss Laura Davy Photo Taken :
Site Visit :
Expected Decision Level :
Officer Delegation
Officer’s Report
1.0 THE SITE 1.1 The application site is the curtilage of Ballahowin, Orrisdale, Kirk Michael which is a group of farm buildings and land to the northern side of the highway. The detached bungalow is closest to the highway but is well screened by a collection of mature trees, beyond the bungalow there are a couple of outbuildings including stable block. Beyond this there are fields, but again these are well screened from the public thoroughfare by existing sod banks and shrub planting.
2.0 THE PROPOSAL 2.1 The application seeks approval for the creation of a manège to the north of the buildings and the installation of lighting columns. The manège would be approximately 20m x 40m and there would be eight lighting columns erected on the edge of the manège. The lighting columns would be approximately 5m in height.
2.2 The manege would be sited in an area which has a sycamore and three cherry trees, these trees have had approval to be removed through the issue of a felling licence.
3.0 PLANNING HISTORY 3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application.
4.0 DEVELOPMENT PLAN POLICIES 4.1 The application site is within an Area of High Landscape or Coastal Value and Scenic Significance identified on the 1982 Development Plan. Given the nature of the application it is appropriate to consider Environment Policy 2, Environment Policy 19 and Environment Policy 21 of the Isle of Man Strategic Plan (20th June 2007).
5.0 CONSULTATIONS 5.1 Highway Services, in an email received 5th January 2015, comment on the application. They do not oppose.
==== PAGE 2 ====
14/01406/B
Page 2 of 4
5.2 Michael Parish Commissioners, in a letter received 12th January 2015, comment on the application. They have decided to put their decision on hold until they have received amended plans.
5.3 Isle of Man Astronomical Society, in an email received 21st January 2015, comment on the application. They raise concerns regarding the angle of the lights and would hope that there would be no sky leakage above the horizontal. They also hope that there will be a restriction on the hours that the lighting will be used.
6.0 ASSESSMENT 6.1 The key considerations in the assessment of the application are the principle of the development, the impact of the development upon the character and appearance of the area and neighbouring properties.
6.2 The application site is within an Area of High Landscape or Coastal Value and therefore is not zoned for further development. However, it is generally accepted that agricultural and equestrian activities are undertaken in the countryside and therefore there are policies which support the provision of facilities for equestrian and agricultural use.
6.3 The proposal is for the creation of a manège which would allow the applicant to exercise her horses throughout the year; the manège would be sited to the north of existing building group. The manège would be approximately 20m x 40m and would be level with the field. The manège would have fine sand and specialised top surface, it would have kickboards which would be 18inches above the ground level this will ensure that the sand is contained within the manège. Around the perimeter of the manège there would be eight lighting columns erected. Each of the lighting columns would be 5m in height and would have an LED floodlight installed on top of each pole.
6.4 The manège would be well sited in terms of visual impact as it would be on level land and would be to the rear of the existing group of buildings. The manège would be at ground level so would not be visible outside of the site unless flying over the site or being above the height of the hedge. The lights however, would be approximately 5m in height and therefore would be visible from outside of the site. The main public thoroughfares are the highway which runs past the front of the site to the south, and the Old Railway Line which is to the south east of the site, both are considered to be a sufficient distance from the proposed manège and therefore the lighting columns would not be particularly visible given the distance from the public thoroughfares. When the floodlights are illuminated they would be visible in the landscape.
6.5 The closest residential property is over 200m from the site of the proposed manège. Given the distance from the proposed manège and the closest residential property it is considered that the proposal would not have an adverse impact upon the amenities of "Rheynn Sloo" but it is recommended that a condition be attached restricting the use of the lights in order to limit the impact of light pollution.
6.6 The Isle of Man is home to 26 of the British Isles Dark Sky Sites so the impact of lighting is very important upon the quality of these sites. The closest Dark Skies site is Glen Wyllin, this is considered to be a sufficient distance from the application site so as not to have an adverse impact upon the quality of the Dark Sky Sites when the floodlights are in use.
6.7 For the above reasons the application is considered to be acceptable and is recommended for approval.
7.0 PARTY STATUS
==== PAGE 3 ====
14/01406/B
Page 3 of 4
7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (d) The Highways Division of the Department; and (e) The local authority Michael Parish Commissioners in whose district the land the subject of the application is situated.
7.2 In addition to those above, article 6(3) of the Order requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.
7.3 In this instance, it is recommended that the following persons do not have sufficient interest and should not be awarded the status of an Interested Person:
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 16.02.2015
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 approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2. The lighting hereby approved may be illuminated only between 0700hrs and 2100hrs.
Reason: In the interests of visual amenity of the countryside.
C 3. The proposed lighting should not allow light to escape above the horizontal.
Reason: In the interests of visual amenity of the countryside and night sky.
==== PAGE 4 ====
14/01406/B
Page 4 of 4
--
This approval relates to drawings location plan, site plan, surface plan, illumination plan and lighting details received 10th December 2014 and lighting details received 21st January 2015.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted Date; 16.02.2015
Determining officer (delete as appropriate)
Signed :... Chris Balmer
Senior Planning Officer
Signed : Sarah Corlett
Sarah Corlett
Senior Planning Officer
Signed :... Michael Gallagher
Director of Planning and Building Control
Signed :... Jennifer Chance
Head of Development Management
Copyright in submitted documents remains with their authors. Request removal