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23/00064/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00064/B Applicant : Mr & Mrs Mike & Ann Atkinson Proposal : Demolish existing small barn and replace with a larger barn for private equestrian purposes. Site Address : Land Adj To Seaview Oak Hill Port Soderick Isle Of Man
Planning Officer: Mr Toby Cowell Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 15.03.2023 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. The barn may only be used for the keeping and exercising of horses and associated uses by the owners of the site as defined in red and blue on the approved plans and may not be used for any commercial use.
Reason: The proposal is for a private facility and the use of the site by others or for a commercial purpose may have a different and potentially harmful impact on the surrounding amenities and highways.
C 3. Other than the lighting shown as to be attached to the gable ends of the proposed building on drawing 292/020, there shall be no other external lighting installed on the building and within the site.
Reason: In the interest of visual amenity.
C 4. In the event that the building hereby approved is not used or required for equestrian or agricultural purposes for a period exceeding 12 months, the buildings hereby approved shall be removed and the ground restored to its former condition within 18 months of its last use.
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Reason: The building has been exceptionally approved solely to meet agricultural need and its subsequent retention would result in an unwarranted intrusion in the countryside".
This application has been recommended for approval for the following reason. The proposals are considered to be acceptable in principle and of a high standard of design, without detriment to the wider landscape, in particular the designated Area of High Landscape Value, and therefore compliant with Spatial Policy 5, General Policies 2 and 3, and Environment Policies 1, 2, 19, 20 and 21 of the Strategic Plan (2016).
Plans/Drawings/Information;
This approval relates to the following drawings referenced; 292/001, 292/002, 292/010 and 292/020, all received 25.01.23. __
Interested Person Status - Additional Persons
None. __
Officer’s Report
1.0 THE SITE 1.1 The application site comprises an irregular shaped parcel of land under the ownership of the residential property of Sea View to the south, together with a corresponding access track extending southward towards the main road. The site is bounded by a wide belt of mature trees stretching southward towards the main property, with a recently constructed manège located immediately adjacent to the existing barn to the south-west.
1.2 Further residential properties are located to the immediate east (The Lodge) and south- east (Ballig House) on the opposite side of the track, with open fields bounding the site to the north-west, west and south-west. The site presently includes an area of hardstanding adjacent to the barn.
2.0 THE PROPOSAL 2.1 Planning permission is sought for the demolition of the existing barn and erection of an enlarged replacement for the purpose of stabling horses. The submitted floor plan shows a total of 4 horse boxes, a tack store and wash area, with access at both the front and rear. The building would be arranged from north to south, incorporating a dual-pitched roof with a ridge height of 6.318m and eaves height of 4.572m. The building would measure 13.045m in width and 17.418m in depth.
2.2 Externally, the building would be finished in Juniper Green coloured box profile cladding for the upper section and 2.5m high concrete block panel walls below to ground level, and grey fibre cement roof cladding. 4 no. rooflights are proposed in each slope, with additional windows on each elevation and double doors on the front and rear elevations for access. The building would occupy the same location as the existing barn, albeit comprising a substantially larger footprint. Additional tree planting is proposed adjacent to the north-eastern elevation of the building, with tree protection fencing to be erected to safeguard retained trees to the south during construction.
2.3 The proposed barn is largely similar to a new barn for the stabling of horses granted under PA 20/00361/B to the north of the site, albeit the previous barn comprised dimensions of 15m x 24m. The approved barn was submitted in conjunction with the manège which has since been constructed, with the application having therefore been implemented.
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2.4 The accompanying covering letter to the present application states that the applicant's intention is to not pursue the construction of the previously consented barn in the event that the new barn now proposed is granted planning permission. The letter states that the primary reason for this application is due to rider and horse safety, as achieved by the location of the existing manège and barn, whereby they can be observed from the applicant's house at Sea View. The proposed location has an additional advantage in that the barn would be positioned more centrally in the overall group of existing buildings and would, therefore, be even less visible than that proposed under the extant approval.
3.0 PLANNING HISTORY 3.1 As aforementioned, planning permission was previously granted for the erection of a manège and new stabling block to the north of the present application site under PA 20/00361/B. This application followed a previous approval for effectively the same development granted under PA 17/00855/B, albeit with the barn and manège in slightly different locations.
4.0 PLANNING POLICY 4.1 The site falls outside of a defined settlement and comprises land not zoned for development in accordance with the Area Plan for the East. The site is not within a Conservation Area but falls within an Area of High Landscape Value in accordance with the 1982 Development Plan.
4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;
Strategic Policy 1 Efficient use of land and resources 2 Priority for new development to identified towns and villages 5 Design and visual impact
Spatial Policy 5 Development only in countryside in accordance with General Policy 3
General Policy 2 General Development Considerations 3 Exceptions to development in the countryside
Environment Policy 1 Protection of the countryside 2 Protection of Areas of High Landscape Value (AHLV) 19 Equestrian development 20 Large scale equestrian development in AHLV's 21 Development for stabling or shelter of animals in the countryside
Transport Policy 4 Highways safety
5.0 REPRESENTATIONS 5.1 Braddan Parish Commissioners - no objection (19.01.23)
5.2 Highway Services - development would have no significant negative impact upon highway safety, network functionality and /or parking. The Applicant is advised to consider the provision of an electric vehicle charging point to aide Active Travel and net zero objectives (03.02.23)
5.3 Forestry officer - no comments received at the time of writing.
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5.4 Manx Utilities Authority - no comments received at the time of writing.
6.0 ASSESSMENT 6.1 The site falls within the open countryside and an area not zoned for development within the Area Plan for the South. There is a general presumption against development in the countryside with development to be focussed towards defined settlements in accordance with Spatial Policy 5. Development will only be permitted in the countryside in accordance with the exceptions outlined in General Policy 3, one of which includes 'building and engineering operations which are essential for the conduct of agriculture or forestry'.
6.2 Environment Policy 1 advises that the countryside will be protected for its own sake, and development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms. Environment Policy 2 adds that when considering development in Areas of High Landscape Value (AHLV's), the protection of the character of the landscape will be the most important consideration, unless it can be shown that the development would not harm the character and quality of the landscape, or the location for the development is essential.
6.3 In accordance with Environment Policy 15, should it be deemed that a need has been suitably demonstrated for a new building in the countryside, then such development should be sited as close as is practically possible to existing building groups and be appropriate in terms of scale, materials, colour and siting. Only in exceptional circumstances will buildings be permitted in exposed or isolated areas, or close to public highways.
6.4 Environment Policy 19 states that the 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. Environment Policy 20 further adds that 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.
6.5 Furthermore, as it is pertinent to this particular application, Environment Policy 21 states that buildings for the stabling, shelter or care of horses or other animals will not be permitted in the countryside if 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.
6.6 Planning permission has already been granted for a barn to be used for the stabling of horses to the north of the application site with this permission remaining extant and having been implemented. The barn in question is of a similar design and proportions to the barn now proposed, albeit of a greater footprint and differing internal layout. The present barn proposed, which would replace an existing smaller barn on site adjacent to the constructed manège, is noted as being in closer proximity to the main dwelling of Sea View and adjacent dwellings to the immediate west.
6.7 By contrast, the previously consented barn effectively allowed for a continuation of built development northward and away from the existing grouping of buildings. The location of the replacement barn as now proposed is considered to be more appropriate given it's greater proximity to the core of existing buildings and dwellings adjacent to the site, whilst being more practically located immediately adjacent to the newly constructed manège.
6.8 Given the above, the impact of the development upon the wider landscaping setting, and particularly long distance views to the west and north-west, would be reduced in the
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context of the previously consented barn, whilst being completely shielded from view in the context of long distance views to the north, north-east and east due to the intervening presence of existing buildings.
6.9 Moreover, the scale and massing of the proposed development is considered to be appropriate in the context of its intended use and indeed represents a reduction in footprint relative to the previously consented barn, whilst the design of the building is such that the development would likely be read as a typical modern agricultural building and therefore appropriate in the context of its rural setting.
6.10 It is recognised that the site falls within an Area of High Landscape Value to which Environment Policy 20 advises there will be a presumption against large scale equestrian development. Indeed, it is noted that the previous extant planning application was taken to planning committee due to technical non-compliance with the Development Plan by way of including a manège, which is specifically identified as comprising large scale equestrian development in the abovementioned policy. In this instance however, the manège has also been approved and constructed, with the proposals relating to the replacement of an existing barn with an enlarged barn/stable block. On balance, and noting the previous consent included the erection of a larger barn, the proposals are not considered to amount to large scale equestrian development and therefore do not conflict with Environment Policy 20 in principle.
6.11 Turning back to the application's assertion that the extant barn would not be constructed should the present application be approved, whilst this stance is noted, this is not however a matter which could be controlled in this instance given the disparity in the site location plans. Moreover, the previous application has already been implemented and therefore the only realistic way to prevent the extant barn from being constructed would be through the signing of a Section 13 legal agreement between the applicant and the Department.
6.12 Notwithstanding this however, it is noteworthy that the current proposals represent the replacement of an existing barn and should in any case be judged on their own merit. The present scheme seeks accommodation for the stabling of horses for private equestrian use, the principal of which is considered to be acceptable, with the development already having been deemed of an appropriate design, scale and massing. Should the present application be approved and constructed, and indeed the extant application be implemented in full (i.e. 2 barns would be present), it is not considered that the cumulative level of development would be significantly harmful upon the wider landscape setting. Indeed, the current proposals would be erected in part on an area of existing hardstanding adjacent to a newly constructed manège within close proximity to a range of buildings, thereby posing a minimal additional impact upon the character and appearance of the wider landscape setting. Whilst the previously consented barn would likely pose a greater level of harm in this context, planning permission has already been granted for this structure by the planning committee, an therefore could be constructed at any point. Consequently, it is not considered reasonable or proportionate to require the applicant to enter into a Section 13 legal agreement to prevent construction of the previously approved barn.
6.13 In the context of the above, it is considered that the principle of a replacement barn to provided stabling for horses is acceptable on the basis of being for private equestrian use, which can be suitably secured via condition as per the previous consent. The proposals are considered to be of an appropriate design, scale and massing in the context of this rural location, without significant detriment to the character and appearance of the locality, and in particular the wider landscape setting. The development would be finished in suitably appropriate materials which would be sympathetic to the site's rural location, with the building likely to be read as a modern agricultural barn. Consequently, the proposals are considered to be compliant with General Policies 2 and 3, and Environment Policies 1, 2, 19, 20 and 21 of the Strategic Plan (2016).
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7.0 CONCLUSION 7.1 The proposals are considered to be acceptable in principle and of a high standard of design, without detriment to the wider landscape, in particular the designated Area of High Landscape Value, and therefore compliant with Spatial Policy 5, General Policies 2 and 3, and Environment Policies 1, 2, 19, 20 and 21 of the Strategic Plan (2016). The application is recommended for approval.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2
The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 17.03.2023
Determining officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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