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Application No.: 17/01217/B Applicant: Mr Michael Haxby Proposal: Erection of stables Site Address: Field 534212 Scollag Road Abbeylands Isle of Man Case Officer : Mr Owen Gore Photo Taken: 11.01.2018 Site Visit: 11.01.2018 Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 13.03.2018 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Reason: Due to the location of the site in the open countryside and the nature of the access to the site the Department does not consider the site suitable for anything other than private use in accordance with General Policy 3, Environment Policy 19 and Environment Policy 21 of the Isle of Man Strategic Plan 2016.
Reason: In order to mitigate the impact of the proposal on the open countryside in accordance with Environment Policy 19 and Environment Policy 21 of the Isle of Man Strategic Plan 2016.
Reason: The building has been approved to meet the equestrian need of the applicant and its subsequent retention would result in an unwarranted intrusion in the countryside in accordance with General Policy 3, Environment Policy 19 and Environment Policy 21 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information: This Planning permission relates to the following plans and documents: Dwg No.LS-03 - Topographical Survey Sheet 2 of 2 Date-stamped as having been received 23 November 2017
_______________________________________________________________ Interested Person Status – Additional Persons
It is recommended that the following persons should not be given Interested Person Status on the basis that although they have made written submissions, they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
1 Abbeylands Estate; Dragonfly Barn, 3 Abbeylands Estate; 4 Abbeylands Estate; The Old Diary Barn, 5 Abbeylands Estate; Lilleo Farmhouse, Abbeylands Estate.
While they share the access road, these dwelling are not sufficiently close to the application site to be materially affected by the proposed stables or any change in the use of the application site as shown within the redline boundary of the site location plan. _____________________________________________________________________________
SITE
1.1 The application site comprises of a small section of a wider parcel of land north east of Clear View, a bungalow set at the entrance to Scollag Road, on the Abbeylands Estate. Opposite the site to the west are the stables permitted under reference 16/01022/B. - 1.2 The area is characterised by open fields, save for the small estate at the end of the private road, Clear view and the aforementioned stables. The access road has a Manx sod bank on the side of the proposed site. The access is existing and is an opening in the sod bank with a gate. PROPOSAL
2.1 The application seeks approval for creation of stable block. The block would be single storey with a hipped roof and front gables. The building would be in a horse shoe shape with a central courtyard. The building will be 7.8m wide and 14.6m long, with an eaves height of
3.2 General Policy 3 sets out a number of exceptions for development outside of zoned areas of which equestrian is not included. Further information and guidance is given in respect of equestrian-related development in Environment Policies 19, 20 and 21.
3.3 Environment Policy 1 states: 'The countryside and its ecology will be protected for its own sake. 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'. - 3.4 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). - 3.5 Environment Policy 21 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'.
4.1 The previous planning applications are not considered to be specifically material in the assessment of the current application. REPRESENTATIONS - 5.1 Onchan Commissioners recommend that the application be approved for planning purposes, in the letter dated 12 December 2017.
5.2 DOI Highway Services does not oppose this application, as stated in their letter dated 20 December 2017.
5.3 Occupiers of the adjacent properties have provided comments, which appear not to object if the field remains as agricultural land, the stables and land are restricted for personal use only and not commercial enterprise, the stables are in keeping with the adjacent stables, no machinery is kept on site, waste is dealt with appropriately and no further applications for development are granted. The properties are as follows: -
1 Abbeylands Estate; Dragonfly Barn, 3 Abbeylands Estate; 4 Abbeylands Estate; The Old Diary Barn, 5 Abbeylands Estate; Lilleo Farmhouse, Abbeylands Estate.
6.1 The main issues to be considered are the impact of development in the countryside, the effect of the proposal on the character and appearance of the area and the access.
Principle of development
6.2 The site is situated in countryside where development is strictly controlled. However, the Strategic Plan makes provision for equestrian development in the countryside subject to certain criteria, including assessment of the visual impact of the development, the effect on local amenity and loss of quality agricultural land.
6.3 The proposal is for small scale private stables and does not raise any significant strategic issues. The application site is restricted to the redline boundary shown on the submitted site location plan; therefore there is no change of use for the remaining field. A condition is proposed to ensure that the stables remain for personal use and do not become a commercial enterprise.
6.4 The acceptability of the proposal should therefore depend on the consideration of the issues below. Character and appearance - 6.5 Environment Policy 21 indicates that no stable building will be allowed if it would be detrimental to the character and appearance of the countryside in terms of siting, design, size or finish. - 6.6 The proposed location of the stables is to be close to the access road and would only be partially visible as it would be screened by an existing sod bank. From the east and south there would be much wider views of the proposal; however it would be viewed in the back drop of the sod back. - 6.7 The impact on principal public views is likely to be limited, the impact on the character and appearance of the area when seen from the access road and other private residential properties, will not be significantly affected due to the existing sod bank and topography of the land it would not look out of place nor harm the wider landscape. Accordingly, it is considered the proposal would be acceptable in this regard. - 6.8 Environment Policy 21 also requires that consideration be given to the design, namely the construction type. This proposal is a timber framed and clad stable and does not involve any cavity walling. Access - 6.9 The stables are for the private use of owners of the land and the access is already in use this is not considered to be a significant issue. It is pertinent to note that Highways have not objected. - 6.10 The issue of machinery being kept on site was raised during the consultation. An 'implement store' has been shown on the submitted plans and although it is not clear if this includes machinery, the doors are only 2.4m wide and approx. 2.5m tall, therefore any machinery is likely to be small scale. Other Matters - 6.11 Other issues raised during the consultation include waste being dealt with appropriately and requesting that no further applications for development be granted on the site. The proposal is small scale, for private use and includes only 3 stables; it is therefore considered unlikely that the waste generated would be great enough to cause and significant environmental impacts. Each application is decided on its own merits; therefore it is not possible to restrict further applications from being considered on the site. Conclusion
7.0 The proposed stable block is considered acceptable and to comply with Environment Policies 19 and 21 of the Isle of Man Strategic Plan 2016. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Signed : O Gore Presenting Officer
Further to the decision of the Committee an additional report & condition was required (included as supplemental paragraph to the officer report).
YES/NO See below PLANNING COMMITTEE DECISION 26.03.2018 Application No. : 17/01217/B Applicant : Mr Michael Haxby Proposal : Erection of stables Site Address : Field 534212 Scollag Road Abbeylands Isle of Man
An additional concern was raised and the recommendation amended, to include a condition controlling the proposed colour of the building and restricting further changes.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Reason: Due to the location of the site in the open countryside and the nature of the access to the site the Department does not consider the site suitable for anything other than private use in accordance with General Policy 3, Environment Policy 19 and Environment Policy 21 of the Isle of Man Strategic Plan 2016.
Reason: In order to mitigate the impact of the proposal on the open countryside in accordance with Environment Policy 19 and Environment Policy 21 of the Isle of Man Strategic Plan 2016.
Reason: In the interests of the character and appearance of the site and surrounding area in accordance with Environment Policy 19 and Environment Policy 21 of the Isle of Man Strategic Plan 2016.
Reason: The building has been approved to meet the equestrian need of the applicant and its subsequent retention would result in an unwarranted intrusion in the countryside in accordance with General Policy 3, Environment Policy 19 and Environment Policy 21 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information This Planning permission relates to the following plans and documents: Dwg No.LS-03 - Topographical Survey Sheet 2 of 2 Date-stamped as having been received 23 November 2017
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