**Document:** Officer Planning Report Recommendation **Application:** 06/00255/B — Erection of stables with concrete hard standing and fencing in field 122154 and the use of fields 122154 & 124045 for the keeping of horses **Decision:** Permitted **Decision Date:** 2006-04-28 **Parish:** Ramsey **Document Type:** report / officer_report **Source:** https://planningportal.im/a/80278-ramsey-field-no-122154-124045-stable/documents/1464857 --- # Officer Planning Report Recommendation ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Considerations ### Written Representations ### Consultations ### Officer's Report #### Description Of Application Site - The application site comprises of two fields located between the A13 to the north and the Loop Road to the south. - The site is currently being used for the keeping of horses. - Field 122154 is also used as an exercising ground which is taped off within the field. - The site is set within the countryside - The site is accessed off the Loop Road. #### Proposal - Continued use of Field No.122154 and 124045 for the keeping of horses and the erection of stables along with concrete hardstanding and fencing. - The stable block will be L-shaped with a footprint of 11.7m x 11.7m and width of 3.6m. - The height of the stables will be 3.2m to the ridge. - The stable block will comprise of three stables, tack room and hay/feed room. - The stable block will be constructed using treated softwood shiplap boarding for the facing and black corrugated fibre based roofing sheets. ### Relevant Planning History - 05/01976/B – Erection of stables with concrete hardstanding and fencing – withdrawn 17th February 2006 ### Development Plan Policies - Isle of Man Planning Scheme (Development Plan Order) 1982. - The site is within an area not zoned for development. - Isle of Man Strategic Plan (Modified Draft) 2004; GP3; EP4; EP26 ### Statutory Consultation Responses - Andreas Parish Commissioners – have no objection to the proposed development. - Highways Division of the Department of Transport – The visibility from the existing access is inadequate to serve the needs of the development. The creation of a vehicle turning facility will increase the likelihood of vehicles entering the field and stopping sight distance (2.0m by 23 metres) must be provided to ensure highway safety. ### Public Responses - Press notice were posted on 23.2.06. - Representations have been received from SPMCE. - They comments are as follows: - See 05/1976, now withdrawn. The same objections apply. Why has there to be so much secrecy, is there something to hide. One can not properly evaluate development in the countryside such as this if we don't know where the applicant/operator is going to live in relation to the site. Horses need constant attention and tack is valuable and vulnerable. ### Issues - The site is currently being used for the keeping of horses. The site is used in a low key operation with three horses using the site. - This is not an overly intensive use of the site. The keeping of horses would normally be expected within the countryside. - The site is not used in a commercial manner i.e. equestrian centre. - In terms of the use of the site for the keeping of horses, I consider the use of the site to be appropriate within the countryside. The use has very little impact on the visual amenities of the locality. - Now turning to the proposed stables, the stables are set behind a line of trees and a sodbank running along the frontage of the Loop Road. The proposed stables will be a substantial structure within the countryside. The existing trees and sodbank will obscure the majority of the building when viewed from the Loop Road. - The only place where all of the structure and hardstanding will be visible will be from the existing gated access. - I consider the impact of the development will be minimal in respect of the visual amenities of the locality. - In terms of the concerns of the Highway Authority, the access onto the loop road already exists. The Loop Road is a minor road which serves a few residential properties and a number of fields. The proposed development is ancillary to the use of the site. The Highway Authority is concerned that the creation of a vehicle turning facility will increase the likelihood of vehicles entering the field. If the site were to be used for its lawful purpose as a agricultural field with livestock this would naturally generate visits from the farmer to bring feed on a daily basis and would access the site with agricultural machinery. - The agents have stated in a letter dated 18th November in response to previous comments on the withdrawn application that the horses are visited on a daily basis for checking, feeding and exercising and this will not alter. - I do not see any difference in the number of visits to the site compared to farmers visiting livestock in a field. I do not feel the use of the site will increase the number of vehicles using this particular access given that a farmer could use the site in a more intensive way. I therefore do not feel the proposal would be prejudicial to highway safety. ### Conclusion I therefore recommend that permission be granted subject to conditions in the attached schedule. ### Party Status I consider that the following should be granted party status due to them being a Statutory Consultees: - Andreas Parish Commissioners - Highways Division of the Department of Transport I consider that the following do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status: ## - SPMCE ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 12.04.2006 ### 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.** This permission relates to the continued use of field no. 122154 and 124045 for the keeping of horses and the erection of a stable block as shown in drawing numbers 05/2141/01/01A and 05/2141/02A date stamped 14th February 2006. ## **C 2.** The stables may only be used on a private basis. No permission for commercial activity in association with the stables should hereby be conferred by this permission. ## **C 3.** Prior to the erection of the fencing hereby approved, details of the fencing shall be submitted to and approved in writing by the planning authority. The fencing shall be completed in full accordance of the approved details. I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer) Decision Made : Permitted Date : 21/4/01 Signed : M.I. McCauley Director of Planning and Building Control --- *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/80278-ramsey-field-no-122154-124045-stable/documents/1464857*