**Document:** Officer Planning Report **Application:** 11/01522/B — Erection of an agricultural building to provide storage and stables **Decision:** Permitted **Decision Date:** 2012-01-04 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/1915-lezayre-narradale-west-stable/documents/1260484 --- # Officer Planning Report [Table omitted in markdown export] ### Officer's Report #### The Site 1. The site is the curtilage of an existing residential property and land associated with it, currently open, to the south. All of this land lies on the western side of the Narradale Road which leads from the A3 TT course alongside the Ginger Hall public house south to Cronk Garroo before the road becomes a public footpath and joins the Millennium Way long distance public footpath. Narradale Road is generally narrow and winding with limited footpaths. 2. The site accommodates the existing dwelling - Narradale West which is a relatively modern looking property which has a small parking area between it and a garage block which sits alongside the road which is lower than the site. The site slopes downward from south to north as well as there being a drop between the site level and that of the road. 3. The open land associated with the site but not part of the residential curtilage extends to 3.2 acres and the residential curtilage, including a large area of lawn to the west of the house, is 1.3 acres in area. #### The Proposal 4. Proposed is the erection of a new agricultural style building to the north of the dwelling and residential curtilage. The building will be 8m by 15m and 4.3m to the ridge, finished in a low plinth of brickwork and walls of green coloured metal sheeting. Some excavation will be required to accommodate the building on a level area, up to 700mm of soil and the excavated material will be spread around the surrounding field. The area alongside the entrance will be finished in grasscrete. 5. The building is required by the applicant for the storage of his tractor, ride on mower and equipment which is required for the maintenance of the land he owns. 6. Also proposed is the extension of an existing track which leads from the existing parking area in front of the house, to the new building. The roadside hedge will be retained up to a height of 2m with a plain gable facing the road. ## PLANNING POLICY AND STATUS [Table omitted in markdown export] 7. The site lies within an area of High Landscape Value and Scenic Significance on the Town and Country Planning (Development Plan) Order 1982. The site lies just outside an area of interest for nature conservation. 8. As such the following policies are applicable: 9. General Policy 3: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: f) building and engineering operations which are essential for the conduct of agriculture or forestry". 10. Environment Policy 15 states "Where the Department is satisfied that there is agricultural or horticultural need for a new building (including a dwelling), sufficient to outweigh the general policy against development in the countryside, and that the impact of this development including buildings, accesses, servicing etc. is acceptable, such development must be sited as close as is practically possible to existing building groups and be appropriate in terms of scale, materials, colour, siting and form to ensure that all new developments are sympathetic to the landscape and built environment of which they form a part. Only in exceptional circumstances will buildings be permitted in exposed or isolated areas or close to public highways and in all such cases will be subject to appropriate landscaping. The nature and materials of construction must also be appropriate to the purposes for which is it intended. Where new agricultural buildings are proposed next to or close to existing residential properties care must be taken to ensure that there is no unacceptable adverse impact through any activity, although it must be borne in mind that many farming activities require buildings which are best sited, in landscape terms, close to existing building groups in the rural landscape." Environment Policy 21 states: "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; in particular cavity-wall construction should not be used." ### Planning History 11. Planning permission was sought and granted for alterations and an extension to the existing garage block (PA 11/0276) and the installation of French doors and a conservatory on the dwelling (PAs 06/0383, 08/1965 and 08/0247). ### Representations 12. Lezayre Parish Commissioners and Highways and Traffic Division indicate that they do not oppose the application. ### Assessment 13. The building will be visible from the road behind the roadside hedge which will be up to 2m in height. The land associated with the building extends up to 4.5 acres and the applicant has a tractor, ride on mower and two ponies whose tack and feed need to be housed. The building is close to the access to the field from both the road and the residential curtilage, such that severance of the field and building from the curtilage of the dwelling is unlikely. It is also relevant that the building is opposite an existing building group and alongside a single track, lightly trafficked road which is a cul de sac other than for pedestrians or off road vehicles. 14. Whilst the building is not required for an agricultural enterprise the size of the domestic and associated land warrants some type of storage building and the keeping of horses is accepted as justifying new development under Environment Policy 21 set out above. The proposed building is for a combination of uses - domestic, equestrian and general rural maintenance which cumulatively are accepted as justifying the building, which has been designed and sited so as to have the least visual impact on the environment. As such the application is recommended for approval. ### Party Status 15. The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status. 16. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 30.12.2011 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : 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 permission relates to the erection of a building and engineering operations all as shown and described in drawings AT1122.1A and AT1122.2A both received on 1st December, 2011 and the location plan received on 31st October, 2011. C 3. The building may be used only for agricultural or equestrian-related purposes and/or for the maintenance of the land defined in the application. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. Decision Made : Permitted Date : 3 January 2012 ## Determining officer (delete as appropriate) Signed : ... Anthony Holmes Senior Planning Officer Signed : ... Michael Gallagher Director of Planning and Building Control Signed : ... Sarah Corlett Senior Planning Officer Signed : ... Jennifer Chance Development Control Manager --- *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/1915-lezayre-narradale-west-stable/documents/1260484*