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21/00426/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/00426/B Applicant : Mrs Patricia Halliwell Proposal : Erection of stables Site Address : Ballacallin Beg Foxdale Road Garth Crosby Isle Of Man IM4 2HN
Enforcement/Planning Assistant: Ms Charlotte Gatt Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 06.07.2021 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. The building hereby approved may only be used for equestrian purposes.
Reason: The countryside is protected from development and an exception is being made on the basis of equestrian need. As such the building must be used for the purposes for which it is approved.
C 3. In the event that it is no longer used or required for the stabling of agricultural animals and storage of associated equipment the building hereby approved shall be removed and the ground restored to its former condition, within 6 months of the date the use ceased.
Reason: The building has been exceptionally approved solely to meet the specific use based on the information provided, and its subsequent retention would result in an unwarranted intrusion in the countryside.
C 4. The stable hereby approved must be used only for private equestrian purposes and shall not be used for any commercial or livery use.
Reason: To control the traffic associated with the proposal, and to prevent any traffic flow that may be generated by commercial use.
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C 5. Prior to the commencement of the development hereby approved, details of the proposed screening of the eastern elevation from the adjacent highway shall be submitted to and approved in writing by the Department showing details of proposed hedgerows/screening and a programme of implementation. All landscaping works shall be carried out in accordance with the approved details within the first planting season following completion of the development.
Reason: In the interests of the appearance of the development and the surrounding area.
This application has been recommended for approval for the following reason. It is considered that the proposed development complies with Environment Policies 1, 19 and 21 and there is considered to be sufficient justification for the proposal, the application is therefore recommended for approval.
Plans/Drawings/Information; This decision relates to drawings and documents referenced; Site Plans, Supporting Details & Proposed Plans and Elevations date stamped as being electronically received on 26.04.2021 and additional information Site Plan with Proposal Annotated and Covering Letter and Emails, submitted online on 8.07.2021 __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF THE HEAD OF DEVELOPMENT MANAGEMENT.
THE SITE 1.1 The site is a field which sits to the west of the A24 Braaid to Garth Road and to the north of the Garth Road Track lane which leads from the A24 to a complex of buildings which are agricultural in relation to storage and cowsheds and additional use of the building to include a plant repair business.
1.2 The agricultural land use capability map of the Isle of Man signifies the capability of the soil class as a single class 3.
1.3 To the east of the site, and on the opposite side of the Garth Road highway, is a large Equitation Centre with car parking and adjacent to that lies a riding school building.
THE PROPOSAL 2.1 Proposed is the erection of a stable block comprising four stables, a foaling box and a store.
2.2 The siting of the structure would be to the south eastern boundary of the field, adjacent to the hedgerow that runs along Garth Road.
2.3 The structure would be single storey measuring externally a footprint of; 14.4m long x 4.1m and 3.9m to the ridge. The design would see the internal layout bisected into 6 bays, 4 separate stables (3.6mx3.65m), a separate feed store (7.2mx3.65m) a separate store of the same measurements. The roof would be pitched, and the door would on the gable end and sliding like that of a barn.
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2.4 The stable block will have a concrete base. The finish would see the walls cladded with tongue and groove fully lined to the eaves in OSB sterling board and the roof covered in Onduline sheeting (corrugated roof).
2.5 The site is currently laid to grass.
2.6 The applicant proposes to plant an evergreen easy such as the griselinea to create screening adjacent to the highway.
PLANNING POLICY 3.1 The site lies within an area designated by the Area Plan for the East (2020) as not for a particular purpose and where there is a general presumption against new development and the protection of the countryside as set out in Environment Policy 1 and General Policy 3. The Strategic Plan however, has policies which provide for equestrian development as follows:
3.1.1 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).
3.1.2 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.
3.2 General Policy 3 (in part)
Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (f) Building and engineering operations which are essential for the conduct of agriculture or forestry;
3.3 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.
3.4 It is also important to read paragraph 7.15.1 in the Strategic Plan which states;
7.15.1 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,
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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.
3.5 The Written Statement for the Area Plan for the East contains the following information accompanied by the Landscape Character Area Plan/Map - Braaid (D10)
"Landscape Strategy - Conserve and enhance: a) the character, quality and distinctiveness of the area, with its open large pastoral fields; b) its Manx hedges; c) its scattered farm houses fringed by trees; d) its sunken and enclosed rural road network and its numerous archaeological features.
Key Views: Extensive uninterrupted panoramic views from higher points over large open fields and Greeba Valley and the northern Uplands and eastwards to the built-up edge of Douglas. Some glimpsed views over fields from most sections of roads, which are enclosed by high grassed Manx hedgerows for the most part. "
PLANNING HISTORY 4.1 The application site in particular has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application, although there are sites in the surrounding area that have had planning approval that may be deemed relevant to this application.
4.2 PA88/04442/B - Construction of international-size dressage arena and judges hut, Ballacallin Beg, Crosby, Marown - Permitted - (01.01.1994)
4.3 PA03/01952/B - Extension to provide a refreshment area, Riding School Building Ballacallin Beg Foxdale Road Garth - Permitted - (10.03.2004)
4.4 PA91/01211/B - Construction of stable, Ballacallin Beg - Permitted - (01.01.1994)
4.5 PA88/01478/B - Erection of six wooden loose boxes and two field shelters, Ballacallin Beg, Crosby, Marown - Permitted - (17.10.1998)
REPRESENTATIONS 5.1 Marown Parish commissioners were written to on (12.05.21) inviting comments. At the time of writing, no comments had been received.
5.2 The Department of Infrastructure Highways Services commented on (14.05.21) requesting additional information in regard to vehicle access and clarification on whether the stables were to be commercial or private.
5.3 On (07.06.21) The Department of Infrastructure Highways Services provided a further response in regard to the additional information supplied by the applicant;
" Highway Services note the additional information uploaded on 21 May 2021 confirming the position of access and parking which are acceptable from the highways viewpoint. We note too that this for use as a private facility and, if appropriate, we request a condition that it should remain as such. Accordingly, we do not oppose subject to a condition for use as private stabling".
ASSESSMENT 6.1 Whilst there is a presumption against development here, Eps 19 and 21 make it clear that equestrian related development can be considered acceptable subject to certain conditions. The style, design and finish of the building is appropriate for its use.
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6.2 As previously identified EP 21 is the most relevant planning policy in the determination of this application. This essentially 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. 6.3 The topography of the land and the location of the stables help to mitigate any distant glimpsing views, when viewed from the main highway approx. 340m away with mature hedgerows screening to the northern boundary. There is however a public highway which runs parallel with the field and from this the building would be clearly visible, although would be behind an existing hedge and a condition could be attached
6.4 Overall the size, finish and colour of the barn will help reduce any visual impact from distanced views as it would be seen against a back drop of agriculture land. In this instance is not considered to have a detrimental impact which would adversely affect the character or quality of the landscape to such an extent to warrant a refusal and would comply with the criteria of Environment policy 21.
6.5 As such, it is considered that the proposal manages to satisfy the key tests of Environment Policy 21, however a condition requiring the building's removal and the land returned to its current condition should the building cease to be used for the approved use would, in this case, be appropriate.
6.6 The development is therefore considered to accord with Eps 19 and 21. EP20 is not relevant as the development is not significant or in an area of High Landscape Value and Scenic Significance.
CONCLUSION 7.1 It is considered that the development complies with Environment Policies 1, 19 and 21 and the application is therefore supported.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
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Decision Made : Permitted Date : 03.08.2021
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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