**Document:** Officer Planning Report **Application:** 09/01848/B — Erection of an internal riding arena with stables and staff accommodation **Decision:** Application Withdrawn **Decision Date:** 2010-03-05 **Parish:** Lonan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/64237-lonan-croit-ny-cabbyl-ballamenagh-road-stable/documents/1392797 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] ### Officer's Report #### The Application Site And Proposed Development The application site comprises a parcel of land adjacent to an existing dwelling known as Croit Ny Cabbyl, which is located on the southern side of Ballamenagh Beg Road in Lonan. In terms of existing development the site currently contains a stable block, various minor outbuildings, an outdoor riding arena and access driveway. The area to the front of the application site (north) is generally open, with the area to the rear of the application site (south) is generally wooded. The proposed development comprises the erection of an internal riding arena with stables and staff accommodation. The planning application is being considered by the Planning Committee due to the proposal creating more than 500 square metres of new floorspace. #### Planning History The application site has been the subject of a number of previous planning applications that has resulted in the existing development contained within it. The land adjoining the application site has also been the subject of a number of previous planning applications and currently has extant planning approval to significantly alter and extend the adjacent dwelling. There has been one previous planning application within the surrounding area that is considered specifically material to the assessment of the current planning application. Previous planning application 04/01963/B sought approval for the erection of an indoor equestrian arena with storage facilities at Baldromma Christian, Ballamenagh Road, Lonan. This previous planning application was initially refused on the 15th December 2004. The initial refusal was confirmed at review, with the review refusal issued on the 11th February 2005. An appeal against the refusal was dismissed on the 14th June 2005. Copies of the decision notices for this previous planning application have been placed on the file for this current planning application. #### Representations Lonan Parish Commissioners recommend that the planning application be refused. The grounds for their objection can be summarised as concern that the development is of a commercial scale, set in an area identified in the Laxey and Lonan Area Plan Order 2005 as being an area of high landscape value and scenic significance and that consequently it will have an adverse impact on the visual amenity of the area. They also suggest that the development could result in a significant increase in traffic on a single track road with no passing places and that a similar, but less ambitious development at an adjoining property that was previously refused. The Department of Transport Highways Division do not oppose the planning application. ## Planning Policy In terms of local plan policy, the application site is located within wider areas of land that are designated as a) open space/agricultural use; and b) high landscape value and scenic significance under the Laxey and Lonan Area Plan Order 2005. The Written Statement contains one policy that is considered specifically material to the assessment of the planning application. Policy L/OSNC/PR/1 states: "There will be a general presumption against development in areas designated as open space or open space for particular purposes." In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains six policies that are considered specifically material to the assessment of this current planning application. General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: - (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); - (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); - (c) previously developed land which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; - (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); - (e) location-dependent development in connection with the working of minerals or the provision of necessary services; - (f) building and engineering operations which are essential for the conduct of agriculture or forestry; - (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and - (h) buildings or works required for interpretation of the countryside, its wildlife or heritage." Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative." Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: - (a) the development would not harm the character and quality of the landscape; or - (b) the location for the development is essential." 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 with High Landscape or Coastal Value and Scenic Significance unless there are exceptional circumstances to override such a policy." Environment Policy 21: "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." ## Assessment The planning application seeks approval for the erection of an internal riding arena with stables and staff accommodation. The submitted planning application comprises the relevant paperwork, various drawings detailing the proposed development (including photomontages) and a design statement that sets out the applicant's justification for the proposal. The proposed development has been the subject of on-site preapplication discussion. It is considered reasonable to conclude that the scale of development proposed by the planning application is significant. The existing development contained within the application site comprises a) an existing stable building with first floor accommodation (approximately 307 square metres); b) stores/workshop buildings (approximately 80 square metres); c) a smaller detached stable building (approximately 28 square metres); and an external open-air ménage (approximately 765 square metres). This equates to an overall existing floorspace of approximately 1180 square metres. The proposed development comprises split level development with two storey elements and a large covered riding arena that is all arranged around an integral courtyard. The overall floorspace of the proposed development is approximately 4069 square metres. A comparison of the footprint of the proposed development against the footprint of the adjacent dwelling (drawing no. 906P002) quickly illustrates the scale of development. In terms of assessment the starting point has to be the land use designation under the Laxey and Lonan Area Plan Order 2005 and then the relevant planning policies from that document and the Isle of Man Strategic Plan 2007. As stated earlier in this report the application site is located within wider areas of land that are designated as a) open space/agricultural use; and b) high landscape value and scenic significance under the Laxey and Lonan Area Plan Order 2005. It can be seen that Policy L/OSNC/PR/1 of the Laxey and Lonan Area Plan Order 2005 and General Policy 3, Environment Policy 1 and Environment Policy 2 of the Isle of Man Strategic Plan 2007 set out a general presumption against development within such areas. However, as ever, these policies do include provision for allowing development under exceptional circumstance. As regards the type of development proposed by the planning application it can be seen that Environment Policy 19, 20 and 21 of the Isle of Man Strategic Plan 2007 specifically deal with equestrian related development. Consideration of the proposal has to be made against these planning policies. Based on previous experience and the detail contained within the planning application it is generally accepted that the standard of finish to the proposed development would be high. However, the general scale and nature of the proposed development is fundamentally contrary to established planning policy. Whilst equestrian related development is inevitably located within countryside locations it cannot be said that such development is essential in terms of the maintenance or agricultural use of the countryside. Land use designations and planning policies set out to protect the countryside for its own sake and there is a presumption against large scale equestrian developments, which includes new buildings and external arenas, in areas of High Landscape or Coastal Value and Scenic Significance. Given its overall scale and visibility from public viewpoints it is concluded that the proposal would harm the character of the countryside and the quality of the landscape. The justification put forward by the applicant does not constitute exceptional circumstances that warrant setting aside the presumption against the development. As regards previous planning application 04/01963/B, which has been highlighted by Lonan Parish Commissioners and referred to earlier in this report, it is considered reasonable to conclude that whilst it did propose a similar type of development it was of a significantly different scale and refused for site specific visual impact reasons that would not apply the current planning application. The level of weight to attach to it in the consideration of the current planning application is therefore limited and it remains more appropriate to assess each proposal on its own merits. It is recommended that the planning application be refused. ## Party Status It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status: Lonan Parish Commissioners; and The Department of Transport Highways Division. ### Recommendation Recommended Decision: Refused Date of Recommendation: Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : Notes attached to refusals R 1 . The proposed development is contrary to the presumption against development within land not zoned for development and within areas of land defined as being of high landscape value and scenic significance. As such, the proposal constitutes unwarranted development that is contrary to Policy L/OSNC/PR/1 of the Laxey and Lonan Area Plan Order 2005 and General Policy 3, Environment Policy 1, Environment Policy 2, Environment Policy 20 and Environment Policy 21 of the Isle of Man Strategic Plan 2007. 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 : Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate YES/NO --- *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/64237-lonan-croit-ny-cabbyl-ballamenagh-road-stable/documents/1392797*