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Application No.: 08/01513/B Applicant: Mr P Bond Proposal: Creation of a manège Site Address: - Cronkould - Main Road - Ballaugh - Isle Of Man - IM7 5ED ### Considerations Case Officer: Mr Steve Stanley Photo Taken: - Site Visit: Delegated Decision Senior DC Officer ### Written Representations ### Consultations Consultee: Highways Division Notes: Do not oppose Consultee: Ballaugh Parish Commissioners ### Other Reports #### The Site The application site represents the curtilage of Cronkould and Field 224259, Main Road Ballaugh. The site is situated on the northern side of the A3 with the existing detached property being parallel to the road with a vehicular access to its eastern side. There are existing timber stables behind the dwelling and Field 224259 extends from the property to the north. The house and stables are well screened by existing mature trees and the field behind has established hedging to its western boundary and a mix of trees and hedging to its eastern boundary. The village of Ballaugh is approximately 350 metres to the west of the site. #### Planning Status The application site is located within an area identified as being of High Landscape or Coastal Value and Scenic Significance Landscape by the 1982 Development Order. Within the adopted Isle of Man Isle of Man Strategic Plan 2007, the following policies are considered relevant to the assessment and determination of this application: Environmental Policy 19, which 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). " Environmental Policy 20, which states: "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." ## Planning History The following previous planning applications are considered relevant in the assessment and determination of this application: 88/00742/A sought approval in principle to erect a bungalow, part of field 1024, adjacent to Cronkould, Ballaugh. This was refused. 89/01614/A sought approval in principle for the erection of a dwelling, field 3470, Cronkould, Ballaugh. This was refused. 93/00783/B sought approval to create private stables. This was approved. 96/00471/B sought approval to erect a haystore and stable block. This was approved. 97/02036/B sought approval to extend the dwelling. This was approved. 00/00976/B sought approval to erect a car port. This was approved. 06/01530/B sought approval for alterations and the erection of a two storey extension. This was approved. 07/01590/B sought approval to replace an existing door to the west elevation with double doors and the erection of a garage. This was approved. 08/01514/B is a concurrent planning application which proposes the replacement of the existing stable buildings with a single stable building. This application is currently pending consideration. ### Representations The Department of Transport Highways Division does not object to this application subject to a condition requiring that the ménage be used only for private use ancillary to the property. Ballaugh Parish Commissioners do not object to this application. ### The Proposal This application seeks approval for the creation of a ménage to the north of the existing stable buildings. The ménage would be 40 metres by 20 metres with timber fencing to its boundary. A track would separate the ménage from the stable buildings and would provide access to the menage area. The existing Manx hedge to the eastern boundary would be removed and reconstructed. The application states that 1 tree would be removed which has been agreed with Department of Agriculture Fisheries and Forestry. No lighting is proposed by this application. ### Assessment Environmental Policy 19 of the Isle of Man Strategic Plan 2007 Plan sets out that equestrian related development 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 and where the local highway network can satisfactorily accommodate any increase in traffic. Environmental Policy 20 sets out the general presumption against large scale equestrian developments within areas recognised as being of High Landscape or Coastal Value and Scenic Significance. The proposed development is an open arena with fencing around its perimeter. The arena would measure 40 metres by 20 metres and would be situated adjacent to existing development. The site is well screened and set back from the public thoroughfare. The Department of Transport Highways Division has indicated that subject to a condition to ensure that the ménage is used only for private use, the existing access is adequate to serve the proposed development. It is considered that the proposal would accord with Environmental Policy 19. The planning history for the site shows that allowance has in the passed been made for equestrian related development in the form of stabling. It is judged that the proposed arena, which is to be used for private use, would compliment these established buildings. It is considered that the proposed development would not have an adverse impact upon the surrounding landscape given the set back from the road and the existing screening on site. It is noted that no lighting is proposed by this application and should the applicant wish to install lighting, this would have to be the subject of a separate planning application. It is concluded that whilst the site is within an area recognised as being of High Landscape Value and Scenic Significance, the site is well screened and the proposed development would not be visible from outside of the site itself. The associated impact of the development would therefore be minimal. RECOMMENDATION It is recommended that the application be approved. PARTY STATUS It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: The Department of Transport Highways Division Ballaugh Parish Commissioners Recommended Decision: Permitted Date of Recommendation:** 15.10.2008
Conditions and Notes for Approval / Reasons and Notes for Refusal
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 creation of a ménage at the southern end of the Field 224259 which is situated to the immediate north of the property Cronkould, Ballaugh as shown by the plans and information 08/2246/01, 08/2246/02 and Completed-Checklist submitted and date stamped 1st August 2008.
C 3. No approval is granted for the use of lighting to serve the approved ménage. Any proposed lighting must form the basis of a separate planning application and will be assessed on its own merits.
C 4. The approved ménage must not be used for any commercial use and shall remain incidental to the use and enjoyment of the dwelling Cronkould as shown on the submitted plan 08/2246/01.
C 5. Prior to the use of the ménage, the section of Manx hedging to the east of the site proposed to be removed must be reconstructed in accordance with Planning Circular 1/92.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 15/10/08
Signed :
Senior Planning Officer
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