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Application No.: 15/00583/B Applicant: Mr Edward & Mrs Emma Cleator Proposal: Erection of stables Site Address: Field 130577 & Meadow Field St Judes Road Sulby Isle of Man IM7 2ES Case Officer : Miss Abigail Morgan Site Visit: 18.06.2015 Expected Decision Level: Officer Delegation
1.0 THE SITE - 1.1 The application site is part of Meadowfield, St Judes Road, Sulby. The site is one of two dwellings and associated buildings located in open countryside. The property is a large detached dwelling with a garden to the rear. It is set back from St Judes Road behind Close Chairn. There is very mature hedgerow planting to the boundaries. The applicants' pony/horse is kept in a field near to the main dwelling.
2.0 THE PROPOSAL - 2.1 The application seeks planning approval for the erection of private stables in the field to the front of the house. The stables would measure approximately 15 metres by 3.65 metres, with 1.1m overhanding eaves x 3.35m to the pitch. They would be clad in dark oak coloured timber with a Onduline roof. The layout of the stables shows two loose boxes, a hay store and tack/feed room.
3.0 PLANNING HISTORY - 3.1 The site has the following relevant history:
91/00197/A - Approval in principle for erection of dwelling with garage,- granted on review 03/00530/C - Change of use of part of outbuilding for the sale of farm produce, saddlery and crafts - Approved 06/00415/C - Removal of agricultural occupancy condition - Approved
4.0 PLANNING POLICY - 4.1 The application site is located within an area of "white land", which is not designated for development in the Isle of Man Development Order 1982. As such, there is a presumption against development in such areas as set out in General Policy 3. Further information and guidance is given in respect of equestrian-related development in Environment Policies 21 and development in general in Environment Policy 22. - 4.2 The main policies in the Isle of Man Strategic Plan 2007 considered relevant in the consideration of this application are:
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 (see Environment Policy 14 for interpretation of Class 1 and 2).'
5.0 REPRESENTATIONS - 5.1 Lezayre Parish Commissioners - approved unanimous. (8th June 2015) - 5.2 Department of Infrastructure Highway Services indicate that they do not object to the application. (18.06.15)
6.0 ASSESSMENT - 6.1 The key issues to be considered are impact of development in the countryside, effect of proposal on character and appearance of the area and effect on neighbour amenity. The control of development in the countryside - 6.2 The site is situated in countryside where development is strictly controlled. However, the Strategic Plan makes provision for equestrian development in the countryside subject to certain criteria including assessment of the visual impact of the development, the effect on local amenity and loss of quality agricultural land. The proposal is for small scale private stables and does not raise any significant strategic issues. The acceptability of the proposal should therefore depend on the consideration of the issues below. The effect of the proposal on the character and appearance of the area - 6.3 Environment Policy 21 indicates that no stable building will be allowed if it would be detrimental to the character and appearance of the countryside in terms of siting, design, size or finish. - 6.4 The site is adjacent to a small cluster of buildings, comprising Meadow Field and Close Chairn House and Close Chairn Cottage and associated buildings. They would be located in the field to the front of Meadow Field near to the rear boundary. They would not be overtly prominent or intrusive when viewed from the road (being situated approximately 35 metres from St Judes Road and partially screened by the field boundary planting. They would be visible from the access lane which serves Meadow Field and the buildings belonging to Close Chairn House and Close Chairn Cottage.
6.5 The impact on principal public views is likely to be limited, the impact on the character and appearance of the area when seen from the lane and other private residential properties, will not be significantly affected due to the current boundary screening and its proximity to an existing cluster of buildings it would not look out of place nor harm the wider landscape would not be harmed. Accordingly, it is considered the proposal would be acceptable from this perspective. - 6.6 Environment Policy 21 does also considered the design, namely the construction type. This proposal is a standard timber framed stable and does not involve any cavity walling. Therefore, the proposal also complies with this aspect of the policy as well. The effect of the proposal on neighbour amenity - 6.7 The second main issue is the effect of the stables on the amenities of local people. The keeping of horses can result in noise and odour issues. The proposed stables are approx. 13metres to the boundary with Close Chairn Cottage and about 16metres to the house itself. The buildings at Close Chairn are both residential and neither property has their principal elevation facing in that direction, whilst Close Chairn Cottage does have some windows that will overlook the proposal due to the size of the windows and the distance of the proposal it is not considered that the proposal would the result in adverse noise and odour impacts experienced by the neighbours. Access - 6.8 As they are for the private use of owners of Meadow Field the stables are unlikely to result in any substantial increase in traffic movements. A condition could be imposed to ensure that the stables remain for personal use and do not become a commercial enterprise. Conclusion - 6.9 The proposed stable block is considered acceptable and to be comply with the Policies 21 and 22 part (iii) of the Isle of Man Strategic Plan 2007.
7.0 RECOMMENDATION - 7.1 It is recommended that the planning application be approved, subject to conditions.
8.0 PARTY STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services and the Local Authority in whose district the land the subject of the application sits.
Recommendation Recommended Decision: Permitted Date of Recommendation:
29.06.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
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.
Reason: In view of the nature of the access of the site and the location of the site in open countryside.
This approval relates to Location Plan, Site Plan and Elevational and Floor Plan all date stamped as received on 22 May 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; 02.07.2015 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
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