Officer Report

Application No.: 18/00546/B Applicant: Mr Mathew & Mrs Lynda Baxter Ingham Proposal: Extensions and alterations to equestrian facilities to provide storage Site Address: Stables Ballaclucas Farm Top Road Crosby Isle Of Man Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.07.2018 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

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.

• C 2. The finish on the extension hereby approved must match that on the main building within one month of the completion of the extension and prior to its use. Reason: to minimise the impact of the extension in the landscape.
• C 3. No additional external lighting may be installed without the prior grant of planning approval.

Reason: to preserve the visual amenity of the area and the living conditions of those in the vicinity.

Plans/Drawings/Information;

This decision relates to drawings P10-01, P10-02, P10-03, P10-04, P10-05 and P10-06 all received on 22nd May, 2018. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The site is part of Ballaclucas Farm, a holding which lies on the northern side of the A27 Crosby Top Road. The amount of owned land extends to around 57 acres. The owned land stretches between the Crosby Top Road and the West Baldwin Road (B22) and includes Ballaclucas Farm dwelling and a large indoor arena as well as stables. A livery business is run from the site. - 1.2 The site, defined in red accommodates buildings in the form of stable blocks and an outdoor arena area which lie behind the house. A car parking area lies to the east of a lane which runs through the site, north to south at the southern end of which is The Forge, a converted outbuilding which provides residential accommodation and is not part of the applicants' property. THE PROPOSAL

2.1 Proposed is the southerly extension of the arena to provide an equipment store: this will extend the arena by 6.6m over a length of 29m (under half of the length of the building) and a length of 18m of the same width to provide an adjacent open covered area to the east. PLANNING STATUS AND POLICY - 3.1 The site lies within a wider area of High Landscape Value and Scenic Significance on The Isle of Man Planning Scheme (Development Plan) Order 1982. This area extends as far as the rear of The Nab Farm buildings to the west.

3.2 As such, there is a presumption against development in such areas as set out in Environment Policies 1 and 2. Further information and guidance is given in respect of equestrian-related development in Environment Policies 19, 20 and 21.

• Environment Policy 1: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. 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."
• Environment Policy 2: "The present system of landscape classification of Areas of High Landscape of 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 difference 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 includes new buildings and external arenas, in areas of an Area of 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."

PLANNING HISTORY

4.1 There are relevant previous applications which include not only applications for the development of the application site and land within the applicant's ownership, but also applications for the development of similar structures in the immediate vicinity, some successful, others not so.

4.2 PA 13/90994/C - Removal of condition 2 of PA 08/01437/R regarding the usage of the manège Status - approved 29th October 2013 Conditions

• 1. The approved lighting may not be used between 9pm and 8am. All lighting must be

shrouded so as to direct light only onto the proposal site to protect the amenity of the surrounding area.

• 2. The approved manège must not to be used for equestrian events of any kind but may

only be for horses and ponies stabled at Ballaclucas Farm with the exception of an occasional visiting horse and or pony.

• 3. Within 3 months of the date of this approval, a traffic mirror shall be erected opposite the

access to the site in accordance with details to be agreed in writing with the Planning Authority. The mirror shall be kept in good order and in situ thereafter.

4.3 PA 13/00701/LAW - Certificate of Lawful Use for the running of a Livery Stable Yard business Status : Certificate of Lawfulness AGREED 11th October 2013 Conditions

1. The submitted application reference PA 13/00701, contains evidence sufficient to demonstrate that the stables and yard to the rear of the bungalow at Ballaclucas Farm (as defined by the red line on drawing P10-100 Rev B date stamped 21st August 2013) has been used as a livery stable yard business for a period in excess of 10 years.

4.3 PA 08/01437/R - Erection of extension to stables / implement store and creation of manège Status 29th October 2008 Conditions :

• 1. This approval relates to the creation of a manege arena and the erection of an implement

store as shown on the plans and information WL/08/1091/2 and WL/08/1091/3 submitted and date stamped 23rd July 2008 and WL/08/1091/1A submitted and date stamped 24th October 2008.

• 2. The approved equestrian arena may not be used for any commercial purposes and must

remain incidental to the use and enjoyment of the property Ballaclucas Farm as identified on the submitted plan WL/08/1091/2.

• 3. The approved lighting may not be used between 9pm and 8am. All lighting must be

shrouded so as to direct light only onto the proposal site to protect the amenity of the surrounding area.

4.4 The most recent application on the site was 15/00166/B which proposed the arena and alterations to the highway and was approved at appeal. REPRESENTATIONS - 5.1 Marown Parish Commissioners have no objection (21.06.18) and neither have Highway Services (27.06.18). ASSESSMENT - 6.1 The proposed works increase the area and mass of the building but in a location and of a form which would not substantially affect the impact of the development in the countryside. CONCLUSION - 7.1 As such, the proposal is considered to accord with EPs 1, 2, 19, 20 and 21 and the application is supported. 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:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 09.07.2018 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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