9 August 2023 · Planning Committee
Ballamona Farm, Oak Hill, Port Soderick, Isle Of Man, IM4 1at
The proposal involves erecting private equestrian facilities on previously disturbed land within Ballamona Estate in the countryside, comprising an indoor riding arena (47.6m x 30.5m footprint, 5.7m eaves, 8.2m ridge) with 4 stables, tack room, stores, staff facilities and machinery storage, plus a hay barn (12m x 10m …
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The principle was established by prior approval of PA 12/01285/B where groundworks commenced, making this an amendment; officers accepted it despite large scale, discounting EP20 presumption against l…
General Policy 2
Requires development to respect landscape character (b/c), protect trees/habitats (d), safeguard amenities (g), highway safety/parking (h/i), drainage (l) and minimise light pollution (m). Assessed compliant due to design/materials reducing visual impact, tree protection, no amenity/highway harm, drainage mitigations and lighting condition.
General Policy 3
Presumption against countryside development except specific cases; private equestrian tied to estate justified as part of planning unit with residential proximity/scale needing restriction, no standalone grantable.
Environment Policy 1
Countryside protected unless overriding need; proposal on previously developed land (prior groundworks), lower level, screened, no unacceptable harm to character.
Environment Policy 3
Protects trees; 2 trees removed but fencing/BS5827 exclusion zones conditioned for retained trees (Groups 1/2/5), native heavy standard replacement planting.
Environment Policy 4
Protects species/habitats; bat/nesting bird mitigation conditioned (3+3 bird boxes), lighting to minimise impact.
Environment Policy 7
Protect watercourses; drainage details conditioned, surface to attenuation pond/soakaways, no fisheries objection.
Environment Policy 19
Permits if no amenity/agricultural land/highway loss; no such losses, on Class 3/4 land/prior developed, screened/distant from views.
Environment Policy 20
Presumption in AHLV unless exceptional; large scale acknowledged but prior similar approval/implemented sets aside policy as precedent exists.
Environment Policy 21
Not detrimental to countryside character/siting/design; equestrian form, materials appropriate, tucked/scaled to surroundings.
Environmental Policy 22
iii) protects from nuisances; distant from neighbours, private use, lighting conditioned to protect rural sky/species.
Transport Policy 4
No highway safety impact per DoI.
Transport Policy 7
10 spaces provided, no parking concerns.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Approved plans - equestrian facilities
The development for the private equestrian facilities including an indoor riding arena with associated stabling, tack, and equipment stores, hereby permitted, shall be constructed in accordance with the approved details as outlined on the submitted Drawings - Drawing No. 2201-PR-300 Rev. B.
Solar PV panels
The Solar PV Panels, hereby permitted, to be attached to the west facing roofslope of the private equestrian facilities as shown on Drawing No. 2201-PR-300 Rev. B., shall be of a matt black (non-reflective) finish only. The Solar PV Panels shall be installed prior to the first use of the private equestrian facility and shall, thereafter, be retained and maintained for the lifetime of the development.
Hay barn materials
The development for the erection of the new Hay Barn, hereby permitted, shall be of steel frame construction with concrete panels to the sides up to 1.5m high with vertical timber boarding above to the walls, and a metal clad roof as shown on Drawing No. 2201-PR-401 Rev. A unless otherwise agreed in writing with DEFA Planning.
Field shelter materials
The development for the erection of the new Field Shelter, hereby permitted, shall be of vertical wooden wall cladding, with a membrane sheet to cover the flat roof as shown on Drawing No. 2201-PR-402 Rev. A unless otherwise agreed in writing with DEFA Planning.
Tree protection fencing
Prior to the commencement of development on site, including any works required for demolition, protective 'Heras' fencing as shown on the Tree Protection Plan Drawing submitted as part of the Arboricultural Impact Assessment (AIA) and Tree Protection Plan (2201-DOC-100) Appendix H:- prepared by Manx Roots Tree Management (dated July 2023) - shall be erected around the 'Construction Exclusion Zone' shown on this plan, especially for Tree Groups 1, 2 and 5, where they abut the areas of development. The protective fencing should be installed to form the construction exclusion zone in accordance with BS5827:2012. Such fencing shall be retained in the positions shown throughout the construction period for the development, hereby permitted. At no time before, during or after the construction period, when the fencing has been removed, shall any construction materials, machinery, liquids or fuel be stored within any of the 'Construction Exclusion Zones' shown and annotated as such on the Tree Protection Plan.
Landscaping strategy
Prior to the first occupation of the development, hereby approved, a Landscaping Strategy shall be submitted to and approved in writing by the Local Planning Authority. The Landscaping Strategy shall include details of all planting and sowing, including size, species and numbers of trees and plants, ground preparation, management and maintenance, and measures to encourage and enhance the biodiversity of the site. The trees to be planted shall be Heavy Standard Trees of 12-14 cm girth, and no less than 300 - 350 cm in height, and shall be Manx native species. All planting, seeding, and earth works comprised in the approved details of landscaping shall be carried out in the first planting and season (November - March) following the substantial completion of the development whichever is the sooner, and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
Biodiversity mitigation - bats/birds
Prior to the commencement of the development, hereby permitted, details of bio-diversity mitigation measures in respect of Protected Species (Bats) and nesting birds shall be submitted to and approved in writing by DEFA Planning. Such details shall cover avoidance of harm to protected species, and nesting birds. The mitigation measures and biodiversity enhancement shall make provision for at least 3 bird nest boxes to be erected high up on the northern elevation of the new building, but not above windows or doors; and, that 3 boxes suitable for swift are erected. Following written approval of the scheme by DEFA, these details shall be implemented in full prior to the first use of the private equestrian facility and shall, thereafter, be retained and maintained for the lifetime of the development.
Foul/surface water drainage
Details of foul and surface water drainage provision to serve the development, hereby approved, shall be submitted to and approved in writing by DEFA Planning. Such approved drainage scheme shall be installed prior to the development hereby permitted being first occupied and shall thereafter be retained and maintained at all times.
External lighting
Prior to the construction of any of the development, hereby permitted, above finished ground floor level, all details of any external lighting to be applied to the buildings surfaces or at ground level around the site shall be submitted to and approved in writing by DEFA Planning. Any such lighting shall be installed prior to the development being first occupied and shall thereafter be retained and maintained at all times.
Private equestrian use restriction
The development hereby permitted shall be occupied as a private equestrian facility for the benefit of the occupants of the Ballamona Estate, their employees, friends and associates only, and that it shall not be operated as a facility open to the general public, or sold or sub-let without first obtaining planning permission.
Restoration if equestrian use ceases
Following the cessation of the use of the development, hereby permitted, as a Private Equestrian Facility, if the equestrian use of the facility is not re-established within a period of no more than 2 years from the date of cessation, the facility shall be dismantled and all materials removed from the site with the site being restored to grassland.
No significant negative impact upon highway safety, network functionality and/or parking; continued no opposition to amended plans.
no objections.
no objections providing surface water discharged through attenuation pond and no hazardous materials contaminate watercourses.
No issue with development but ecological mitigation required via native tree planting condition, bird nest boxes (3 general + 3 swift); later withdrew lizard RAMS request.
All consultees either had no objections or raised no significant issues to the proposed equestrian facilities; DEFA Ecosystem Policy initially requested ecological conditions but later withdrew the lizard RAMS requirement.
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.
Environmental Protection Officer
No Commentplease can the applicants provide more information on the following aspects; Will the toilet/shower facilities... be connected to the current septic tank... or will there be a new unit installed?
Braddan Parish Commissioners
No ObjectionBraddan Commissioners... had no objections to any of them:- PA22/01386/B
Ecosystem Policy Team
Conditional No ObjectionWe don’t have an issue with the proposed development, but believe that ecological mitigation is required.; the Ecosystem Policy Team no longer wish to request a Reasonable Avoidance Method Statement (RAMS) for lizards as a condition on approval.
Conditions requested: native tree planting plan is secured as a condition on approval; condition for at least 3 bird nest boxes to be erected high up on the northern elevation of the new building, but not above windows or doors. Our recommendation is that 3 boxes suitable for swift are erected in the following locations shown in red.; works to be undertaken in line with a Reasonable Avoidance Method Statement (RAMS) for lizards, which should be submitted to Planning for written approval prior to works taking place.; vegetation around the retaining wall is managed for the benefit of lizards - this includes retention of an area of long grass and gorse at its base which is cut on a three year rotation in September, with the grass on top cut annually (outside of the dates 1st April - 31st July) to retain a more open lizard basking area, and no use of any herbicides.
DEFA Fisheries
Conditional No ObjectionDEFA, fisheries have no objections to this development from a fisheries perspective, providing that...
Conditions requested: all surface water from the development is discharged through the attenuation pond and no materials hazardous to aquatic life are able to contaminate the surrounding watercourses.
Braddan Parish Commissioners
No ObjectionBraddan Commissioners... had no objection to either of them. PA22/01386/B
DOI Highways Development Control
No ObjectionHighway Services HDC still finds the proposals to have no significant negative impact upon highway safety, network functionality and /or parking and therefore continues to not oppose the application.
