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Application No.: 09/02059/B Applicant: Dr John & Mrs Anne King Proposal: Erection of an equestrian facility and ancillary buildings Site Address: - Field: 124248 - Ballakaneen - Andreas Road - Andreas - Isle Of Man - IM7 4EN ### Considerations Case Officer: Mr Chris Balmer Photo Taken: - Site Visit: - Expected Decision Level: Planning Committee ### Written Representations - Ballalherghy Cottage: Andreas Road Ramsey Isle Of Man - Objects to the proposal ### Consultations Consulttee: Highways Division Notes: Do not oppose Consulttee: Andreas Parish Commissioners Notes: No objections thereto. Consulttee: Manx Electricity Authority Notes:** See note 1 and 2.
The application is before the Planning Committee as the proposal would create new floor space of more than 500sqm.
The application site forms the curtilage of Field 124248, Ballakaneen, Andreas Road, Andreas, which is, located on the northern side of the Andreas Road and southeast of Andreas Village.
The application site is within an area recognised as being an area of "Woodland Land and White Land", under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; nor within an area zoned as High Landscape or Coastal Value and Scenic Significance.
Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:-
General
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Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
"Environment
Policy 1: 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 over-riding 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 14: Development which would result in the permanent loss of important and versatile agricultural land (Classes 1-2) will not be permitted except where there is an overriding need for the development, and land of a lower quality is not available and other policies in this plan are complied with. This policy will be applied to (a) land annotated as Classes 1/2 on the Agricultural Land Use Capability Map; and
"Environment
Policy 19: 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 20: There will be a presumption against large scale equestrian developments, which includes new buildings and external arenas, in areas with High Landscape or Coastal Value and Scenic Significance unless there are exceptional circumstances to override such a policy."
"Environment
Policy 21: 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."
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The previous planning applications are considered relevant in the assessment and determination of this application:- Alterations and extensions to dwelling including new garage block with guest flat over - 06/00559/R APPROVED Alterations and extensions to dwelling including new garage block with guest flat over - 03/02008/B APPROVED
Conversion of garage to activity room - 98/01368/B - APPROVED Alterations and extensions to dwelling and outbuildings with improvements to private road 95/00735/B - APPROVED
Triple Garage - 84/00151/B - APPROVED
This application seeks approval for the erection of an equestrian facility and ancillary buildings. The reason for the development is due the applicants desire to purchase Ballakaneen House, which includes a total of 22 acres, and to provide a private high quality equestrian centre (dressage).
The proposal involves the erection of a total of seven buildings which vary in height, size and usage:-
Attached to indoor arena:- Office/living accommodation ( ) and Stabling (
Additionally, the proposal would involve the creation of:-
The remaining of the land would be used for horse / livestock grazing and a hay meadow.
Andreas Parish Commissioners:- "No objections thereto." Department of Transport Highways Division have no objection:- "Has no traffic management, parking or road safety implications. Note: This proposal will not generate a significant increase in vehicular movement." The Manx Electricity Authority makes no comment on the merit of the proposed development but requests that an informative note be attached to any approval decision notice.
The owner/occupier of Ballalhergy Cottage, Andreas Road, Lezayre objects to the application and is summarised as; area not zoned for development; not within a domestic curtilage; do not feel the
need is justified; facility would be seen from road; impact on surrounding environment; potential pollution concerns, and loss of agricultural land.
ASSESSMENT
In terms of the assessment of this scheme, the main issue relates to the potential impacts of the buildings and use to the surrounding countryside.
Dealing with the potential impact of the development upon the countryside, as indicated within the planning policy section of this report there are four policies to consider, Environment Policy 14, 19, 20 & 21. These deal with equestrian developments within the countryside.
Environment Policy 19 states that equestrian developments will only be acceptable for three reasons;
In terms of local amenity, it is considered in this context it relates in the potential visual impact of such development, and whether the proposal would significant alters the character and/or appearance of the area.
The proposed built development of the site is located approximately 350 metres from the closest aspect of the Andreas Road and approximately 750 metres from Andreas Village.
From the lay-by which forms part of the access onto the Andreas Road, the dwelling Ballakaneen House is apparent, albeit the views are distant and there is landscaping (mature trees & hedgerows) which also helps reduce the appearance of built development.
The land contours results in the southern part of the application site being within a slight depression (21.00). However, the site gradually increases up to 26.8. The largest building proposed (indoor arena) would have a finished floor level of 24.00.
Given the proposed height of the indoor arena, the eaves level would represent a height of 29.5 and a ridge height of 34.5, which are in relation to the contours of the land.
The ridge line of Ballakaneen House represents a level of 29.3. Consequently, given the finished floor level of the proposed indoor arena the proposed ridge height would be approximately 5.2 metres higher than Ballakaneen House ridge height.
Given Ballakaneen House is apparent, the resulting development will be also be apparent, probably more so, given the scale, size, height and number of buildings proposed.
The topography of the surrounding land does help reduce the appearance of the site from some areas of public view, as the land to the north, east and west of the site, is generally higher.
Further to the north of the application site comprises Andreas Airfield which has an array of buildings which are redundant or in currently used for commercial/light industrial activities. The airfield certainly does detract from the visual amenities of the area when within the airfield; although the site is not apparent from Andreas Village or from Andreas Road, given the existing landscaping and the contours of the land.
Overall, whilst the existing landscaping and the topography of the site and surrounding landscape would help in reducing the appearance of the proposals, the fact remains, given the scale, massing and number of buildings proposed, there will be a visual impact in the area.
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However, it is not considered the proposal would significantly alter the appearance and/or character of the area. There are a number of large properties in the vicinity of the site, which includes Ballavoddan Manor which also has a number of large stabling blocks/equestrian buildings (approved pre Strategic Plan adoption). There are also a number of farms holding in very close proximity to the site and along the Andreas Road, which have a number of similar styled/designed agricultural barns etc.
Additionally, as indicated previously, a number of airfield type buildings and hangers have been built at Andreas Airfield over the years, as well as some more industrial type buildings.
As the proposals are likely to be erected at once, it is considered the initial impact of built development on the landscape would be greater. This is compared to being erected over a number of years, like the majority of farm holdings which have been built gradually over time. However, it is not considered the new buildings would appear to be out of character or an alien feature in the landscape to the detriment of local amenity.
The next issue of Environmental Policy 19 relates to the loss of high quality agricultural land (Classes 1 and 2). More detail regarding this issue is indicated within Environment Policy 14.
This policy states that development which would result in the permanent loss of important and versatile agricultural land (Classes 1-2) will not be permitted except where there is an overriding need for the development, and land of a lower quality is not available and other policies in this plan are complied with.
This policy will be applied to (a) land annotated as Classes 1/2 on the Agricultural Land Use Capability Map; and (b) Class 2 soils falling within areas annotated as Class 2/3 and Class 3/2 on the Agricultural Land Use Capability Map."
The applicant has indicated that they understand this site is within an area of Class 3, like the majority of the north of the Island; however, the site is within an area indicated within the Agricultural Land Use Capability Map of being Class 2/3.
The applicant has submitted information from a farmer who farmed the associated 22 acres since the 1960's. He confirms that in his experience the land is of poor agricultural utility/quality associated with inferior drainage which results in not being able to plant autumn cereals successfully. Spring cereals were also a problem due to late planting after a wet winter/spring. This is a problem common to much of the land directly in the vicinity of Ballakaneen.
As indicated previously the overall size of the site equates to 22 acres. In terms of build development (buildings and hardstanding) the proposal would result in the loss of 2.04 acres (i.e. less than 10% of the total field area) of agricultural land. Including the horse paddocks this equates to a total of 5.48 acres.
The applicant has indicated that the remaining land will be kept for horse/live-stock grazing, hay meadow, shrub and rough meadow and woodland, which was approved by Dr Philippa Tomlinson of DAFF for improved biodiversity.
Agricultural advisor comments
Given the proposed site is ideal for such development given its limited impact upon the visual appearance of the area and is not within an area of High Landscape or Coastal Value and Scenic Significance, these points outweigh the loss of 2 acres of permanent agricultural land and therefore would comply with Environmental Policy 14 & 19.
The next issue of Environmental Policy 19 relates to the potential impact of traffic generation of the development and whether the proposal would have an adverse impact upon local highway network.
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The applicant has indicated that they currently have a similar private facility in Ireland, and therefore have experience on the amount of additional traffic would be created by the development.
They have indicated that generally a horse box would be used up to twice a month and that a 4 x 4 utility vehicular would be required through-out the day. Added to this it is envisaged that deliveries of feed one a month, bedding approximately twice a year and hay being delivered once a year. Visitors would comprise of a Farrier once every six weeks and a vet twice a year, which can also involve call outs as required. Added to these are the general comings and goings of members of staff.
With the exception of Ballakaneen House, the private access lane which runs from the Andreas Road, gives access to Ballaseyre Beg and Ballaseyre. It should be noted however, that these two other dwellings which are served from this lane, are located directly adjacent to the Andrea Road. No other property is served by the lane past Ballakaneen House or the proposed equestrian centre.
The access to and from the lane onto the Andreas Road is very good, which is mainly due to a large lay-by.
The Highway Division have considered the potential traffic generation upon the local public highway and have no objection. For these reasons, it is considered the proposal would have no adverse impacts upon highway safety in the area.
The next policy to consider would be Environmental Policy 20 which relates to there being a presumption against large scale equestrian developments, within areas of High Landscape or Coastal Value and Scenic Significance. The application site is not within an area of High Landscape or Coastal Value and Scenic Significance and therefore potential conflicts with Environmental Policy 20 do not occur.
Environmental Policy 21 deals with the proposed buildings and whether they would have a detrimental impact to the character and appearance of the countryside in terms of siting, design, size or finish. The policy goes on to state that any new buildings must be designed in form and materials to reflect their specific purpose; in particular, cavity-wall construction should not be used.
The proposed three barns, all would appear to be similar in design and finish to most agricultural buildings on the Island. The attached stable housing is considered to be of a higher standard than the majority of stable blocks, which are generally timber clad buildings. However, the design and finish would still be considered to be acceptable.
In terms of the proposals potential impact upon the countryside, this issue has previously been covered in this report.
For these reasons it is considered the proposal would comply with Environmental Policy 21.
A further issue to consider is the accommodation attached to the large indoor arena there includes a further 4 separate bedrooms with communal shower and toilet facilities and kitchen and lounge accommodation.
The four single bedrooms would be for 3 grooms who even if Island based would be expected to be onsite from time to time to be available as required for the care, welfare and management of livestock. The fourth single bedroom would be for overnight visitors or veterinary support.
In terms of the four one bed units with shared bathroom facilities the bathroom facilities are all shared, as is the kitchen and lounge facilities. The proposed accommodation is clearly ancillary to the equestrian use. It is therefore considered these cannot be classed as new residential dwellings, but accommodation ancillary for the main use of the centre, to provide the required care and welfare for the animals when required.
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Overall, the proposal would comply with relevant policies as stated within the Isle of Man Strategic Plan for the reasons given and therefore it is recommended that the application be approved.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:-
It is considered that the following do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:-
Recommended Decision: Permitted
Date of Recommendation: 21.04.2010
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the erection of an equestrian facility and ancillary buildings as proposed in the submitted documents and drawings P/05/10-01, P/05/10-02, P/05/10-03 REV B, P/05/10-04 REV B, P/05/11-01, P/01/10-01, P/01/12-01, P/01/12-02, P/02/10-01, P/03/10-01, P/06/10-01, P/07/10-01 received on 17th December 2009 and 21st April 2010.
The equestrian centre and ancillary buildings may only be used for the keeping of horses and animals and related feed and equipment in association with the occupation of the principal dwelling Ballakaneen House.
The four single bedrooms, bathroom facilities, the kitchen and lounge facilities may only be used in association with the operation of the equestrian use.
Prior to the occupation of the equestrian centre and associated buildings, the driveway proposals and yard area are to be completed to allow the required parking/turning provisions to be used.
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I confirm that this decision has been made by the Planning Authority in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : 2005/04/10 Authority Meeting Date : 2005/04/10 Signed : ................................................. Presenting Officer Further to the decision of the Authority an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
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