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Glebe Farm, Main Road, Kirk Michael, is located on the southern side of the Main Road, north of Kirk Michael. The dismantled railway (National Heritage Trail) runs through the farm, the curtilage of which is highlighted by the red line which is indicated on the location plan submitted. Within the site there are existing farm buildings, stables and an equestrian centre.
The property has been zoned within the Kirk Michael Local Plan Order 1994 as being within an area of open space (agricultural). The site is not within a Conservation Area.
Alterations and erection of a two storey extension (Amendments to approved to approved 06/01548B) - 07/00823/B - APPROVED Alterations and erection of a two storey extension to provide additional living accommodation (06/01548/B) - APPROVED Extension to existing stables and erection of a detached store - 06/01208/B - APPROVED Construction of two holiday cottages - 04/02175/B - APPROVED Erection of dwelling and garage - 98/01547/B - APPROVED Approval in principle for erection of dwelling and two stables, land adjacent to Glebe Farm, Kirk Michael - 97/01552/A - APPROVED Erection of an agricultural building - 96/00730/B - APPROVED Approval in principle for erection of dwelling, site at Glebe Farm, Kirk Michael - 94/01068/A - APPROVED Erection of 8 loose boxes - 93/01563/B - APPROVED
The application proposes the demolition of existing stables and barn and erection of nine new stables and creation of an access to tourist accommodation.
Michael Commissioners have no objection but make the following comment:-
No objection in principle but would like there to be a survey of the existing drainage and for the applicant to ensure that any new development will not exacerbate or create a new problem.
Highways Division have no objection subject to the imposition of the following condition:-
The stables shall be ancillary to the main dwelling, Glebe Farm, and shall be used for private use only.
S.P.M.C. & E:-
This, we suspect, is part of the knock-on effect of the unfortunate Permission granted at Abbeylands Stables. The new buildings would look a great deal better if they had pitched roofs.
The Isle of Man Water Authority makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The Manx Electricity Authority makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
We have received no privately written representations objecting to the application.
There are a total of three barns proposed to be demolished; the first is a two storey stone barn, which is in a very poor state of repair. The second and third barns are single storey buildings, constructed with timber boarding and metal cladding.
I do not consider the demolition of these building would be a loss to the site or to the surrounding locality and therefore in principle I am of the opinion that the demolition of the barns is acceptable.
The site is in fact very well screened, particularly from the Main Road (A3), due to the distance (34 metres) and because of the significant number of mature trees, hedging and existing buildings (equestrian centre and Total garage). Because of this, the proposed stable would not be seen from a public highway, and would only be seen when stood within the farm complex. The proposed stables would be constructed in three separate blocks, all would have a depth of 3.6 metres and a maximum height of 2.8 metres, whilst the width would vary, Block A 14.4 metres, Block B 10.8 metres and Block C 7.2 metres.
The proposed new access for the existing tourist accommodation would run along the boundary of the site from the existing entrance to the existing parking area. No trees are proposed to be removed for the works.
The comments by the Department of Transport that a condition should be attached to ensure that the stables be ancillary to the main dwelling and for private use only I consider to be inappropriate for this development as the stables would be in connection with the existing equestrian centre which is within the ownership of the applicant.
Regarding the view of the Commissioners that a survey of the existing drainage should be carried out, I do not consider this development would be significant enough to warrant a survey.
Overall I consider the proposals to be acceptable, the barns would be smaller than what presently exists and the proposed access to the existing tourist unit would have no visual impact upon the site or the surrounding area. For these reasons the proposals would seem appropriate in these locations and therefore my recommendation is for an approval.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
The application was deferred by the Planning Committee, regarding concerns of what materials the proposed stables would be finished in, concerns of the type of doors to be used, and questions if the proposed stables would have any natural light into them.
I therefore contact the Agent who has subsequently submitted additional information which shows the stables are to be finished with timber boarding, windows are proposed to be installed to the rear elevations of all the stables, and the stable doors are to be top and bottom opening doors (traditional stable doors).
Recommended Decision: Permitted
Date of Recommendation: 31.07.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the submitted documents and drawings 1057-00, 1057-07A and 1057-09 all received on 15th June 2007 and 20th August 2007.
N 1. For a change in the water supply to premises (domestic or commercial) the applicant should contact the Isle of Man Water Authority Byelaws Inspector (Michael Karren), telephone 695957.
N 2. The applicant is advised that there are Underground Cables/Overhead Lines present in the area indicated in the planning application. Please contact Anthony Kinrade or Ian Horsey, Operations and Maintenance Department, Network Services, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site.
The applicant is also advised to contact the Manx Electricity Authority for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 and GS6.
Decision Made : Approved Committee Meeting Date : 06/09/07
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