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The site defined in red represents the footprint of an existing tennis court which is surrounded by leylandii trees and situated to the rear (north) of an existing substantial dwelling, Ballacomish, which is defined within a blue area which also contains a courtyard of outbuildings which lie to the west of the tennis court and to the north of the dwelling. The dwelling sits within an overall area of 8ha (20 acres), of which 5ha (13 acres) are actively managed for agricultural purposes and 2.6ha (6.4 acres) are associated with the dwelling and is part of the residential curtilage in which the dwelling, outbuildings and tennis court all sit.
The dwelling is a large house, rectangular in footprint with a large annex on the western side. The house is traditional in aspiration but the detailing and proportion - windows and chimneys are not truly faithful to vernacular detailing. The dwelling is visible from the south from the A5 road between
Castletown and Fisher's Hill and from the A28 Ballakaighin Straight between the A5 and Ballabeg. From these vantage points the tree lining to the tennis courts is also visible as a backdrop to the dwelling and where the top of the trees is approximately the same height as the ridge of the dwelling.
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as "white land", that is, not designated for development.
The tennis court was approved under PA 85/0368 and further extensions to the dwelling to provide a swimming pool, billiard room and conservatory under PA 87/1666. Further alterations and extensions were permitted under PA 07/0907.
The proposal results in the development of an indoor riding facility on the footprint of the existing tennis court within the leylandii hedged area. The building is to be 34.3m in length and 24m wide and 7.8m to the ridge, finished in sheeting of a dark green colour (BS 12-B-29), timber vertically clad walling which will be dark stained with a white painted rendered dwarf wall to a height of 400mm. The existing leylandii hedging is shown as approximately 9m high which would seem accurate from the view of the house from the south.
Manx Electricity Authority recommend that there is an overhead electricity line in the area of the proposed works and this will need to be diverted before the proposed works may be undertaken satisfactorily.
Department of Transport Highways and Traffic Division indicate that they have no objection to the application providing that the use of the facility is private only and, by implication, associated with the occupation of Ballacomish.
Arbory Parish Commissioners comment that the building will be very large and long and with rooflights which could be eye-catching. The pc need to be satisfied that the screening is acceptable before approving the application. The Commissioners make no comment as to whether the screening is adequate in their view.
The proposal is for a development within a residential curtilage - a sizeable curtilage which is consistent with Low Density Housing in Parkland even though the site is not so designated. Indoor maneges tend to be large structures and can create a significant impact on the landscape - for example that proposed at The Nab Farm in Marown has recently been refused (PA 08/1428) and has been the subject of a similar proposal in the past, which was also refused (PA 00/1224). Also, proposals for similar facilities have been refused at Balldromma Christian in Lonan (PA 04/1963) and at Ballanass in Lower Foxdale (PA 07/2139) all refused for reasons relating to the visual impact of the proposed buildings. Permission has, however been granted for indoor riding facilities at Ballarioghyn in Santon (PA 03/1569) and at Mount Rule Equestrian Centre (PA97/1035). In these cases the buildings were not so conspicuous as those which were refused and more closely associated with existing building groups.
Environment Policies, 19, 20 and 21 of the Strategic Plan refer to equestrian facilities and state:
Environment Policy 19 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).
Environment Policy 20 states: "There will be a presumption against large scale equestrian developments, which includes new buildings and external arenas, in areas of an Area of High Landscape or Coastal Value and Scenic Significance unless there are exceptional circumstances to override such a policy".
Environment Policy 21 states: Buildings for the stabling, shelter or care of horses or other animals will not be permitted in the countryside is 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".
In this case the site is residential in appearance and character and is not within an area of an Area of High Landscape or Coastal Value and Scenic Significance. The presence of the leylandii will completely screen the building from the longer view but in any case the building is to be finished in dark coloured materials and there is a backdrop of the other trees and rising land beyond so even if they were not there the building could be visible but would not have a significant visual impact. The existing leylandii screen hides the site of the proposed works both from the longer view from the south and from the north from the Ronague Road. The existing dwelling is not visible from this road although the manege could be, from just north of the site if the trees were not in place. The site is very much residential as viewed from the Ronague Road, with two entrances, the southernmost one being formal and domestic in nature and appearance.
Planning permission has been granted for the extension of the dwelling to the east of the main two storey core and this, if implemented, would screen the proposed building further.
It is considered that the manege will not have an adverse visual or other impact and that it would not contravene planning policy as set out above.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Recommended Decision: Permitted
Date of Recommendation: 25.11.2008
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 permission relates to the erection of an indoor manege as shown and described in drawings reference K175/P/10-01, -02, -03 and -04 A all received on 27th October, 2008.
C 3. The manege may be used only for private use in association with the occupation of Ballacomish as defined in the approved plans.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : ... Committee Meeting Date : ...
Signed : ... Reporting Officer
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