**Document:** Officer Planning Report **Application:** 10/00024/C — Additional use of private manege for training purposes **Decision:** Permitted **Decision Date:** 2010-03-05 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/35768-michael-palm-cottage-curragh-ballaugh-additional-use-private/documents/1179126 --- # Officer Planning Report **Application No.:** ** 10/00024/C ** **Applicant:** ** Mrs Victoria Jayne Fleming ** **Proposal:** ** Additional use of private manege for training purposes ** **Site Address:** ** - Field: 224123 - Palm Cottage - The Curragh - Ballaugh - Isle Of Man - IM7 5BL --- ### Considerations **Case Officer:** Mr Gary Barr ** **Photo Taken:** ** 15.02.2010 ** **Site Visit:** ** 15.02.2010 ** **Expected Decision Level:** ** Senior Planning Officer --- ### Written Representations --- ### Consultations **Consultee:** Highways Division **Notes:** Do not oppose, has no traffic management, parking or road safety implications. **Consultee:** Ballaugh Parish Commissioners **Notes:** No objections thereto. --- ### Officer's Report #### The Site The application site represents the curtilage of "Field 224123" which is within the extended residential curtilage of "Palm Cottage" at The Curragh which is located to the north east of Ballaugh. #### The Proposal This proposed planning application is seeking approval for the additional use of the existing private manege to train members of the public. The additional use would require no alterations to the existing layout or appearance of the application site. #### Planning Status The application site is located within an area identified as being of High Landscape or Coastal Value and Scenic Significance by the 1982 Development Order and as such represents the open countryside. Within the adopted Isle of Man Strategic Plan 2007, the following policy is considered to be relevant – Environment Policy 19: "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 4 March 2010 10/00024/C Page 1 of 4 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 is also considered relevant and 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 should be considered relevant in the assessment and determination of this application: - PA 85/00417/B – Demolition of existing outbuildings and construction of new garages and stables – Permitted - PA 98/02287/B – Alterations to existing garage/stables to create additional loose boxes – Permitted - PA 99/02137/B – Extension to dwelling, extension to stables and erection of garage – Permitted - PA 01/00920/B – Erection of barn and two field shelters with lighting to riding fields – Split decision at review - PA 01/00993/B – Erection of veranda and removal of existing porch – Permitted - PA 02/01773/B – Creation of menage with perimeter fencing – Permitted #### Representations The Department of Transport Highways Division do not oppose, has no traffic management, parking or road safety implications. Ballaugh Parish Commissioners have no objection with the proposed development. #### Assessment Given the nature of the proposed development it is appropriate to assess whether there would be a loss in local amenity, a loss of high quality agricultural land or if the local highway network can satisfactorily accommodate any increase in traffic. From the information provided it states that there would be approximately 12 hours of teaching per week and due to the relatively remote location of the application site and the rather significant distance to the neighbouring properties, it is judged that the amenity of local residents would not be adversely affected by the proposed additional use of the manege. The dwellinghouse (Palm Cottage) and the manege (indicated in Red north of Palm Cottage in Drawing Loc1) are well screened from the public thoroughfare and due to the fact that the stabling facilities are existing (indicated in Red to the west of Rose Cottage in Drawing Loc1) and that there would be no alterations proposed, the visual amenities of the surrounding landscape would be protected and the development is judged to be acceptable in this instance. As the proposed application is for an additional use of the existing manege (from private use to public use) and that there are no alterations proposed, it is considered that the proposal would not have any undue impact on the existing or surrounding agricultural land. 4 March 2010 There is sufficient parking and manoeuvring space within the application site and due to the relatively low volume and frequency of projected costumers; it is considered that the impact on the local highway would be minimal. This is further supported by the lack of opposition from the Department of Transport Highways Division, which is taken as evidence that the proposal would not cause undue harm to any highway user. **RECOMMENDATION** For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted. **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: - Ballaugh Parish Commissioners - The Department of Transport Highways **Recommendation** - **Recommended Decision:** Permitted - **Date of Recommendation:** 03.03.2010 **Conditions and Notes for Approval / Reasons and Notes for Refusal** - **C : Conditions for approval** - **N : Notes attached to conditions** - **R : Reasons for refusal** - **O : Notes attached to refusals** ## **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 submitted Location Plan 1, Site Plan 1 and Supporting Information all received on 8th January, 2010. ## **C 3.** The proposed additional use (from private use to training member of the public) shall only be used in association with the principal dwelling of Palm Cottage. I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer. 4 March 2010 ## Decision Made : Permitted **Date :** ....................... **Signed :** ................................................. **Senior Planning Officer :** ................................................. 3 March 2010 --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/35768-michael-palm-cottage-curragh-ballaugh-additional-use-private/documents/1179126*