22 December 2008 · Planning Committee
Ballacomish, Ronague Road, Ballabeg, Castletown, Isle Of Man, IM9 4hf
The proposal involves building a 34.3m long by 24m wide by 7.8m high indoor riding manege within the residential curtilage of Ballacomish, a substantial dwelling on a 8ha site, replacing an existing tennis court surrounded by 9m high leylandii hedging.
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The officer assessed the proposal as being within a sizeable residential curtilage consistent with Low Density Housing in Parkland, where the existing leylandii hedging (9m high) completely screens th…
Environment Policy 19
Requires equestrian development in countryside to cause no loss in local amenity, no loss of high quality agricultural land (Classes 1 and 2), and highways to accommodate traffic increase. Officer found no amenity loss, 5ha of site actively agricultural but proposal on residential tennis court footprint (no Class 1/2 loss), and highways no objection with private use.
Environment Policy 20
Presumption against large scale equestrian developments in Areas of High Landscape or Coastal Value unless exceptional circumstances. Site not in such area (white land), so policy not triggered.
Environment Policy 21
Prohibits buildings for horses/animals in countryside if detrimental to character/appearance via siting/design/size/finish; must reflect purpose (no cavity wall). Officer noted functional design with dark materials sited within screened residential curtilage, not detrimental.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This permission relates to the erection of an indoor manege as shown and described in drawings reference KI7S/P/10-01, -02, -03 and -04 A all received on 27th October, 2008.
Private use only
The manege may be used only for private use in association with the occupation of Ballacomish as defined in the approved plans.
Do not oppose providing the use of the facility is private only and associated with the occupation of Ballacomish
Multiple consultees responded to planning application 08/01966/B for an enclosed manege at Ballacomish, with Highways Division and Manx Electricity Authority (MEA) raising no objection subject to conditions, while Arbory Parish Commissioners noted concerns about visual impact.
Key concern: LV overhead line requiring diversion
Highways Division
Conditional No ObjectionDo not oppose subject to the imposition of the following condition; To be used for private use only
Conditions requested: To be used for private use only
Manx Electricity Authority
Conditional No ObjectionThe MEA may need to object to the above planning application unless the following condition is met; All work is to be carried out in accordance with Health & Safety Guidance Note GS6. MEA will not accept liability for any costs incurred for this work.
Conditions requested: There is an LV overhead line in the area highlighted for the proposed works in your planning application, this may need to be diverted before work can commence. Please contact Ian Gilbertson, Operations and Maintenance Engineer (Tel: 687664) to discuss your application.
Arbory Parish Commissioners
No ObjectionThe Commissioners note that this is a very large shed with twenty long roof lights, located in the countryside. It could therefore be very conspicuous and they suggest that the Planning Committee be satisfied that the screening is adequate if it is minded to approve this application.
Kay Associates
SupportI can confirm that the electricity cable will be diverted at the applicants cost.; it is the intention to divert it to an underground cable around the Menage to connect back to the existing position.
