**Document:** Officer Planning Report Recommendations **Application:** 08/01695/B — Erection of stables (comprising amendments to PA 99/02227B) **Decision:** Permitted **Decision Date:** 2008-11-19 **Parish:** Patrick **Document Type:** report / officer_report **Source:** https://planningportal.im/a/86355-patrick-keristal-ballanass-road-lower-stable/documents/1532294 --- # Officer Planning Report Recommendations ## Planning Report And Recommendations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] ### Officer's Report #### The Site The site represents Keristal, Ballanass Road, Lower Foxdale which is situated to the north of the highway which links Lower Foxdale with Gleneedle. The site is approximately 6 acres in size. The single storey dwelling which had occupied the site and was the subject of previous applications, has been demolished in line with the commencement of works relating to approved Planning Application 99/02227/B which sought permission for a replacement dwelling and garage along with a stable block. The foundations for the stable block have been laid and can be seen from aerial photographs of the site. Planning Application 08/00280/B sought approval for the erection of a detached dwelling with garage on the site. This was approved by the Planning Committee. #### Planning Status The site lies within an 'Area of High Landscape Value and Scenic Significance' as identified in the Isle of Man Development Plan Order 1982. Within the adopted Isle of Man Strategic Plan, the following planning policies are considered relevant in the assessment and determination of this application: General Policy 3, which 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." Environmental Policy 21, which 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 The following previous planning applications are considered to be relevant in the assessment of this application: PA 97/02169/A sought approval in principle to erect a replacement dwelling. This was approved. PA 98/01981/A sought approval in principle for erection of replacement stables. This was permitted. PA 99/02227/B sought approval for the erection of a replacement dwelling, garage and stables. This application was originally split with the stables being refused and the dwelling being approved. However on review, the stables were also permitted. PA 06/02045/B sought permission for the erection of a detached dwelling and garage. This application was refused on the grounds of the design failing to comply with Planning Circular 3/91. PA 08/00280/B sought approval for the erection of a detached dwelling and garage. This was approved. ### Proposal This application proposes the erection of stables on the footprint of the stables approved under PA 99/2227/B. There would be 3 stables along with a tack room and hay store. the stables would be finished in stained timber to all elevations with the exception of the north west elevation which would be finished to reflect the dwelling approved under PA08/00280/B with smooth render and a stone gable. The roof would be finished in dark natural slate to match the approved dwelling. The stable building would respond to the site topography having a ridge height of 6 metres when measured from the ground level on the south east elevation. The stables would be lit by roof lights whilst the tack room and hay store would have a window each. ### Procedural Matter On assessing the submitted plans it became apparent that the site plan was incorrect, showing the building footprint being larger than the elevations indicate. This was amended by the applicant's architect with a revised plan showing a reduced footprint being submitted to replace the incorrect plan. ### Representations The Department of Transport Highways Division does not object to this application. Patrick Parish Commissioners have made no comment on this application. There have been no privately written representations in relation to this application. ## Assessment The main issues to be considered in the assessment of this application are the impact of the proposal upon the surrounding area and whether the proposal is acceptable when assessed against the provisions of Environmental Policy 21. The stables would be finished in timber cladding on all elevations except for the north west which would face onto the approved dwelling. The finishes proposed to the north west elevation are not strictly compliant with Environmental Policy 21 which calls for materials used on stable buildings to reflect their specific purpose. It is judged that as the north west elevation would only be visible from the dwelling itself, there would be no adverse impact to the wider locality resulting from the proposed render and stone finish. The stable block would be screened from view from Ballanass Road by the cluster of mature trees to its south west elevation. The approved dwelling would block views from the west leaving the east and north as the directions from which views of the stables could be gained. From the east, views would be distant and the dark coloured roof finish would help to give the building a muted appearance. Existing sod hedging to the south east would further mitigate any impact of the stables from this direction. There would not be any public views available from the north. It is considered that the timber cladding, if stained in a dark colour would be a suitable finishing material, reflecting the purpose of the building and reducing its visual impact. It is concluded that the proposed stables are acceptable and would not have a detrimental impact upon the character and appearance of the countryside. Accordingly it is recommended that this application be approved. ### Recommendation It is recommended that this application be approved. ### 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: The Department of Transport Highways Division Patrick Parish Commissioners ### Recommendation Recommended Decision: Permitted Date of Recommendation: 17.11.2008 ### 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 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 erection of stables as shown by the plans and information SC929/P/1000, SC929/P/10-04 and 101 Survey submitted and date stamped 1st September 2008 and SC929/P/10-01 Rev D submitted and date stamped 14th November 2008. C.3. The approved stables may be used only for the stabling of horses and the storage of items associated with the care and housing of horses. C.4. The stables may not be used commercially. C.5. The roof must be finished in dark natural slate. C.6. The timber cladding must be stained dark brown in colour and maintained as such thereafter. C.7. The approved stables must not be of cavity wall construction. C.8. All roof lights must be "Conservation" type and must be retained as such thereafter. C.9. All doors must be of timber construction and maintained as such thereafter. I confirm that this decision accords with Government Circular No 32/07 (Delegation of Functions to Senior Planning Officer) and GC 33/07 for Advertisements. Decision Made : Permitted Date : Signed : 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/86355-patrick-keristal-ballanass-road-lower-stable/documents/1532294*