**Document:** Equestrian Facilities Planning Statement
**Application:** 12/01285/B — Erection of equestrian facilities including stables, staff facilities and indoor riding arena
**Decision:** Permitted
**Decision Date:** 2013-01-30
**Parish:** Douglas
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/3618-douglas-fields-524030-erection-doors/documents/1541493

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# Equestrian Facilities Planning Statement

![A photograph showing a rural paddock enclosed by wooden fencing with a stone barn or stable building in the background.](https://images.planningportal.im/2012/09/62870.jpg) Completed Storage next to the Mill building ![A photograph showing an outdoor equestrian arena or paddock enclosed by a wooden post-and-rail fence, with a blue building and trees in the background.](https://images.planningportal.im/2012/09/62871.jpg) Bank walkways through Estate and to Equestrian firms. ![A composite image showing three views of gravel and bark pathways winding through a grassy estate with trees and a white gate.](https://images.planningportal.im/2012/09/62872.jpg) 7.0 LANDSCAPING & WILDLIFE

7.1 The landscape scheme for the Estate as a whole has been considered from the outset in terms of hard landscaping, tree retention and proposed planting and it is intended "to sit comfortably and naturally in a landscaped setting which acknowledges existing ground contours and exiting trees".

7.2 The areas of woodland as identified in the Local Plan 3 are to be retained and supplemented with extensive planting as part of the overall scheme.

7.3 Many elements of the landscaping masterplan have already been implemented, such as the creation of the new Manx banking, re-establishment of existing banking and the erection of stone walling and fencing. All of these elements will follow an estate style, in terms of detailing, which has been designed and executed to the highest standard. This includes the fencing of the existing manage and field gates which serve to set the tone and level of consideration that can be expected for the external works of the equestrian facilities.

7.4 As part of the masterplan scheme it is our client's intention to have a number of varieties of small, specialist, livestock within the Estate creating a private small holding which will also include managed orchards and vegetable gardens in addition to the farmed land. The proposed covered stores are likely to serve the equestrian facilities as well as providing external storage for the all external works on the Estate.

New fencing around equestrian fields to match that of the manage

Proposed Elevation
Illustrating proposed planting

Additional planting is intended along the depth of the stables to assist in reducing any potential visual impact of the scheme by screening the elevation that could be considered the most discernible to the public. This planting is not intended to merely 'warp around' the building to conceal it, rather this tree planting would form part of a tree lined driveway to the lower fields as part of the masterplan scheme. An extract from the overall masterplan landscape scheme is included opposite.

Vehicular access to the facilities have also been carefully considered with the provision of parking and turning circles accommodated as part of the scheme.

The horses currently stabled on site necessitate deliveries of feed and hay as well as veterinary and farmer visits. These deliveries will increase in volume only not frequency by more horse being stabled on site. The welfare of an increased number of horses on site will not necessitate more visits from specialists therefore the volume of traffic to and from the Estate will not dramatically increase. The horses may be moved up to twice a month, which is not more than currently undertaken, and therefore there will not be more horse boxes turning onto or off Old Castletown Road.

The movement of the horses and any associated deliveries, visits or staff circulation will be limited to the secondary entrance towards the north of the site which has recently benefitted from the introduction of traffic calming measures either side of the entrance making the entrance and exit of all vehicles to the site much safer.

3 Stumpery
Netsie Nose, Sycamore, Alder and Ash
Specimen Trees, Liquidambar, Styraciflux, Orthgo Bikina and Taxodon Distichum
Underplanting, Photostandard, Azaleas, Fistula, Eluciasis and Broadings

![A colored site plan showing the layout of a property with numbered features, including buildings, trees, paths, and a pond.](https://images.planningportal.im/2012/09/62875.jpg)

![An architectural elevation drawing depicting a long, single-story building with a central gabled entrance, set against a backdrop of trees.](https://images.planningportal.im/2012/09/62876.jpg)

![A photograph showing a garden path winding through a dense fernery with lush green foliage and trees.](https://images.planningportal.im/2012/09/62879.jpg)

## 8.0 Visual Impact Statement

#### 8.1 Landscape Character Assessments

8.1.1 There is currently no Area Plan in operation for the Parish of Braddan and therefore reference has been made to the 1982 Development Plan. On this plan the proposed site is demarcated as being within an 'Area of High Landscape or Coastal Value and Scenic Significance' (AHLV) and will therefore be "subject to higher design standards than would normally be required"16.
8.1.2 Environment Policy 2 of the Strategic Plan states that in areas of AHLV the protection of the character of the landscape is of upmost importance. Accordingly the design approach for the equestrian facilities has been considered to respond to and respect the existing character and quality of the landscape.
8.1.3 As stated, there are a number of trees on the site which are identified on the Development Plan as being within private woodland and are therefore deemed to be registered trees requiring "greater protection under planning legislation". ${ }^{17}$ Their historical importance as well as their benefit to public amenity has been acknowledged in the works that have been done to date as the masterplan proposal.
8.1.4 In light of the above, the importance stressed on visual impact of previous application for equestrian facilities and as due diligence during the design process, the visual impact of the proposal has been considered throughout. Visual impact is defined as the following in the consultation paper for Draft PPS -
"visual impact" means not only the appearance of the building and site works as viewed from the highway and any other public vantage points, but also the impact on the appearance and character of the landscape. Visual impact will be assessed having regard to -

- the relationship of the building and site works to existing topography and trees, particularly those landscape features and trees adjacent to the application site in the control of the applicant;
- the extent of the established residential curtilage;
- in terms of siting, scale, form, materials, and style, the relationship of the building to any existing outbuildings which are to be retained; a new building will usually be more readily assimilated in the landscape if it is part of, or close to, an existing group;
- the quality of the design and external finishes; and
- proposals for landscaping the space around the building; the extent of the landscaping scheme should relate to the size of the building, the scheme should of course be designed not only to soften the impact of the building and site works, but also to respect the appearance and character of the landscape.

View A from Old Castletown Road
Taken July 2012

#### 8.2 Visual Context Of The Site

- **8.2.1** Ballamona Estate is obscured from public view due to a combination of established Manx hedgerow and Manx walling run along the perimeter of the site. Being sited in the centre of the Estate, 250m from the highway at their nearest point and due to the natural fall of the site from road level means that the grouping of buildings of the Estate are not easily discernible to the public.
- **8.2.2** The only public vantage point of the proposed site is at the opening of an existing field gate along Old Castletown Road, View A. This photograph illustrates the distant view afforded from this vantage point and the fact that the proposed site of the equestrian facilities is predominantly level and currently being treated as wasteland.
- **8.2.3** The closest properties to the proposed site are off Port Soderick Glen Road. The view of those closest to the site are obstructed by existing trees along the boundary of the Estate, as illustrated in Aerial View B. This is exacerbated by the natural topography of the site which falls by eight meters from the proposed site to the Estate boundary and continues to fall from there to the properties. There are also agricultural properties near this group of buildings which would be unaffected by the proposal.

Aerial View B

![A photograph showing a ploughed agricultural field with stone walls in the foreground and a coastal view with the sea in the distance. Text overlays indicate the location of a mill building and the proposed site for e...](https://images.planningportal.im/2012/09/62881.jpg)

![A topographical site plan showing contour lines, existing buildings labeled 'Mill building', and a red dashed boundary line indicating the application area.](https://images.planningportal.im/2012/09/62882.jpg)

![Annotated aerial photograph showing a rural site with red boundary lines, nearby agricultural buildings, and text indicating restricted views.](https://images.planningportal.im/2012/09/62883.jpg)

Proposed View All The illustrated outline illustrates the existing built forms as well as the proposed, all of which are sited behind the line of trees. As all existing trees are to be retained the this image illustrates how the proposed property will be nestled amongst the existing trees.

Proposed View All With proposed planting in place

#### 8.3 Visual Appraisal Of Proposal

8.3.1 The photographs opposite along with the specified materials illustrate that the erection of the proposed
equestrian facilities would not be "detrimental to the character and appearance of the countryside
in terms of siting, design, size or finish" as the proposal has been developed to respond to its
surroundings in its design and materiality.

8.3.2 The ground at the most public vantage point along Old Castletown Road is at a level circa +108m.
The ridge height of the existing Mill building, in the foreground of the photograph, is at a level of circa
+104 and some 250m away from the road side boundary. The proposed riding arena and stabling sits
further away again from the public highway and, due to the natural fall in the land, the ridge height
of the riding arena, being the highest proposed point at +103, is approximately one meter lower than
that of the Mill.

8.3.3 By siting the proposal near the existing cluster of trees and buildings the scheme does not detract
from the characteristic of open country land of the site and "does not affect adversely the public views
of the sea".

8.3.4 These images illustrate that the proposal has been sensitively and unobtrusively integrated into
the landscape and in addition, as previously described, the landscaping has been considered as a
coherent plan for the Estate with additional planting proposed, both formal and informal, to further
soften the appearance of the buildings.

8.3.5 Those glimpses that the public may have of the buildings will reveal construction befitting its stunning
location and scale of Estate, with architectural detailing and specification of the highest quality.

8.4 VISUAL IMPACT ASSESSMENT

8.5 The visual assessment of the scheme has been assessed in accordance with current guidelines and
accordingly:
- the relationship of the buildings and site works to existing topography and
trees has been carefully considered in relation to the overall masterplan
- in terms of siting, scale and form the relationship of the proposal with the
existing buildings has been determined to read as part of the existing group
of buildings
- the proposed materials and design of the external features will be of an
exceptionally high standard and are to be respectful and complementary to
those already found on site.

![A panoramic photograph of a rural coastal site showing existing farm buildings including a farmhouse, barns, and mill surrounded by trees and fields.](https://images.planningportal.im/2012/09/62884.jpg)

![A panoramic photograph of a coastal site showing existing barns and a mill with digital outlines indicating proposed equestrian facilities and new planting.](https://images.planningportal.im/2012/09/62885.jpg)

![A panoramic photograph showing a rural coastal landscape with fields, trees, and distant buildings overlooking the sea, labeled 'Proposed View Ac'.](https://images.planningportal.im/2012/09/62886.jpg)

Bug house at Gallamona

#### 9.0 Sustainability Statement

- 9.1 RSD strongly believes in creating a better quality of life through the efficient use of resources, social progress, and the development of stable economic growth. Sustainable development is not restricted to caring for the environment but it is a vital consideration that should be considered from the outset. Our approach is one of minimizing the energy use and carbon emissions of a development through good design before considering the application of other technologies.

- 9.2 A substantial sustainability statement has been submitted as part of the concurrent application for the principal residence (PA 12/01245/B) and as these aspects cover the masterplan for the Estate as a whole they apply for this application as well. The following topics are discussed in at length in the associated Design Statement:
  - Energy and CO2 emissions
  - Water
  - Materials
  - Waste
  - Surface water run-off
  - Ecology
  - Economy

- 9.3 As already mentioned, the timber proposed is intended to be sourced locally from St John's Saw Mills with as many of the other materials as possible being locally sourced. In addition, it is anticipated that the required to construct the equestrian facilities labor will be 100% Island based.

![A close-up photograph of an old, weathered agricultural building, likely a barn, with vegetation growing at the base.](https://images.planningportal.im/2012/09/62890.jpg)

10.0 SUMMARY

10.1 In summary, it is felt that this proposal should be supported because:

- the site historical context has been taken into consideration and existing buildings integrity retained whilst incorporating them into the overall masterplan
- the proposal is respectful of the history of the site and surroundings in terms of the siting, layout, scale, form, design and landscaping, utilising the existing topography and landscape features
- the wider context, landscape classifications and visual impact have strongly influenced the masterplan and it has been demonstrated that the equestrian facilities would not "create a detrimental visual impact, or lead to a loss of (the) traditional character"64 of the surrounding landscape or that of the settlement of Quine's Hill
- consultations and feedback from interested parties as well as specialist consultants has been sought to inform the design development from the outset for the masterplan as well as specifics for this submission
- no agricultural land of any worth would be lost due to the development
- the materials and construction methods proposed reflect the use of the proposed buildings
- the proposal retains existing access to the site and through consultation with the Statutory Authorities and specialist consultants RSO has ensured that the scheme can be provided with all necessary services
- the scheme has been designed to have regard to best practice in reducing energy consumption
- the landscape design has been developed to enhance the existing landscape quality of the site and retain as much of the existing mature vegetation as possible enhanced by additional planting schemes which are specifically designed to conserve and encourage the growth of local planting species, attract wildlife and encourage biodiversity
- there will be extensive employment opportunities during the construction of the property as well as the running of the estate
- this Design Statement takes into account the Strategic Aims and Policies and in particular the objective to encourage "high quality development throughout the Island".65

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*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/3618-douglas-fields-524030-erection-doors/documents/1541493*