**Document:** Officer Planning Report Recommendation **Application:** 08/00623/B — Creation of a ménage **Decision:** Permitted **Decision Date:** 2008-06-11 **Parish:** Lonan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/85031-lonan-clarum-farm-ballaragh-mnage/documents/1523240 --- # Officer Planning Report Recommendation ## 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 #### Site The site represents the curtilage of Field 610474, Clarum Farm, Ballaragh, Laxey, which is located on the western side of B11 road and north of Laxey Village. #### Land Use Zoning The site has been zoned under the Laxey and Lonan Local Plan as being within an area of ‘open space/ agricultural use’, the site is not within a Conservation Area, but is within an area zoned as High Landscape or Coastal Value and Scenic Significance. #### Planning History There are no previous planning applications which are considered relevant in the assessment and determination of this application. #### Proposal The application seeks approval for the creation of a ménage, which would be sited north of the applicants dwelling ‘Clarum Farm’ approximately 95 metres away. The ménage would have a width of 50 metres and depth of 25 metres. The proposal also includes setting the ménage into the ground, and subsequently creating an embankment to the northeast and southeast of the ménage. Representations Lonan Parish Commissioners:- Approve Highways Division do not oppose the application subject to the imposition of the following conditions:- Private Use Only Note: If used for business owner owns land to provide passing places for wide access along Ballaragh Road. The Authority has received no privately written representations objecting to the application. Assessment / recommendation As the site is not within an area zoned for development the following Policies need to be taken into account, when considering this application. 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: - (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 development 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 2: 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: 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: There will be a presumption against large scale equestrian developments, which 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. The proposal, is fairly substantial, however the proposal does not include the need for any additional buildings or proposal to enclose the ménage, which would have a more visual impact upon the area. The proposal would be set within the ground, due to the proposed embankments which will make the ménage almost completely screened when viewing the site from the east and south whilst travelling along the public highway and public footpath. There is a public footpath which runs through the applications site; however, due to the existing embankment to the south of the proposed ménage, the proposal would be screen from public view. It has also been confirmed by the applicants’ agent that the proposal is for private use only and not on a commercial basis. Overall, it is considered whilst the ménage is fairly large, the proposal due to the type of development and proposed embanking would not have a significant impacts upon the visual amenity of the surrounding countryside. For these reasons the proposals would be appropriate in these locations and therefore it is recommended the application be approved. ### Party Status It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: Highways Division Lonan Parish Commissioners ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 02.06.2008 ### 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 approval relates to the ménage as proposed in the submitted documents and drawings F/1/1 and F/1/2 all received on 25th March 2008. C 3. The proposed ménage shall be for private use only and in association with the occupation of Clarum Farm as defined in the submitted plans. C 4. On completion of the proposed works, any exposed slopes are required to be seeded in the earliest seeding season. The type of seed to be planted should be discussed with the Department of Agricultural, Fisheries and Forestry. Any seeding which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next seeding season with the same species unless the planning authority gives written consent to any variation. I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer) Decision Made : Permitted Date : 3.11.2008 Signed : [Handwritten signature] Mrs F Mullen Senior Planning Officer --- *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/85031-lonan-clarum-farm-ballaragh-mnage/documents/1523240*