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Application No.: 19/00806/B Applicant: Nicholas Harris & Jennifer Harris Proposal: Erection of stables and associated hardstanding Site Address: Field 432105 Phildraw Road Ballasalla Isle Of Man Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 30.12.2019 _________________________________________________________________
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: The building has been exceptionally approved solely to meet the specific use based on the information provided, and its subsequent retention would result in an unwarranted intrusion in the countryside.
Reason: The access to the highway is not sufficient to accommodate the traffic that may be generated by commercial use.
This approval relates to drawing number 1503.1 date stamped and received 19/07/2019 and drawing number 1503.10 and covering letter date stamped and received 15/11/2019.
_______________________________________________________________ Interested Person Status – Additional Persons none _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE
1.1 The application site is the extent of Field 432105 located along the Phildraw Road part way between the junction with Silverdale Road and Ballagawne Road and on the eastern side of the road. The existing 1.4acre field is under ownership of the dwelling known as 'Rishworth' on the northern boundary. The owner's currently use the field as a paddock for the grazing of ponies and sheep and access can be achieved either on foot through a gate on the boundary or via an existing vehicular access from the road near to the north-west corner of the field. The existing access gate is set back from the road around 14m and the ground is currently gassed over. THE PROPOSAL - 2.1 The current application seeks the approval for the erection of stables in the northern most corner of the site and along the boundary and behind of number of trees sitting within the curtilage of the existing dwelling.
2.2 The proposed stable building is to have a slightly stepped linear arrangement, a tack and feed store at one end, two stable compartments in the middle and an open sided covered wash bay at the adjacent end. At its largest the building is around 15m long and 5.5m wide, but the design is as such that the footprint is smaller than the roof due to the areas of overhang and sheltered wash bay. The central ridge is to be 3m high and the eaves 2.5m. - 2.3 The proposed building is to be finished in timber boarding throughout. For a small area surrounding the building the area is to be finished in dark type 1 aggregate and enclosed by a stock fence. There are no changes proposed to the existing access which will remain as it is for the 14m between the main road and the setback gates. PLANNING HISTORY
3.1 The site has been the subject of one application for the erection of a dwelling which was refused at appeal under PA 01/00637/A. PLANNING POLICY - 4.1 The site lies within an area designated on the Area Plan for the South 2013 as not for any particular purpose. The Strategic Plan contains a number of paragraphs and policies that specifically relate to the erection of new equestrian-related buildings:
4.2 Paragraph 7.15.1 states:
"Equestrian activities are becoming increasingly popular in rural areas and on the fringes of our towns and villages. These activities can generally take place only on open, rural land, and often represent a useful way of diversifying traditional farming. The use of land as grazing land falls within the definition of agriculture (section 45 of the 1999 Town and Country Planning Act), and does not therefore involve development, but the keeping of horses and the operation of equestrian activities generally do involve development and may have an adverse impact on the
appearance and character of the countryside. Sensitive siting and high standards of design, construction, and maintenance are necessary to ensure that there are no such adverse impacts. Whilst horses should be well housed, it will seldom be appropriate to use cavity-wall construction for stables, since such buildings may too easily be adapted for residential uses, so thwarting other policies of this Plan. Where new buildings are necessary, they should be sited close to existing building groups, and designed not only to blend with their surroundings but also to suit their specific purpose."
4.3 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"
4.4 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 that 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" REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Malew Commissioners - No comments have been received (24/12/2019).
5.2 DOI Highway Services - Objection (06/09/2019) comments (04/11/2019) - the application suggests the access already exists, however it is not considered this is the case, therefore sightlines will be required in order to allow a full assessment of the application. On review of the information available it appeared that the access has suitable visibility for a possible intensification of use, but it was not clear about the location of the gate and the extent to which the proposed hard-standing would be in proximity to the highway, noting that there should be no loose stone within 5.0m of the highway boundary.
5.3 The agent for the application provided a response to the first highway objection on 12/09/2019 highlighting that the access was existing and providing a number of photographs of the access and its connection with the main road. In response to the further comments, the agent provided an updated drawing defining the position of the gate being set back 14m from the road and the extent of the hardstanding being within the field and not beyond the gate. ASSESSMENT - 6.1 Additional information provided by the applicant and agent indicates that the field is already used for the grazing of ponies and sheep and that the proposed stable shelter is to be conducive to that. There is an existing vehicular access serving the field which DOI Highway Services have recognised as being in existence and as having sufficient visibility to accommodate an intensification of its use and while no updated comments have been received in regards to the hardstanding and access gate, it is considered that the most recent drawing dated 15/11/2019 clearly defines the extent and position of both being at least 14m from the road and therefore not expected to result in any adverse impact to highway safety.
6.2 In terms of visual impact the proposed stable is of a reasonable size and of an appropriate design and timber material finish to reflect its specific purpose, it's siting is to be in the north western corner and nearest the boundary gate and built development of the main house, its position here is beyond a number of existing trees which coupled with the roadside hedging is likely to limit views from a public perspective. CONCLUSION - 7.1 In terms paragraph 7.15.1, EP19 and EP21 it is considered that the equestrian stable/store has been sensitively sited to ensure no adverse impact on amenity or character of the local landscape and the remaining land surrounding the proposed stable shall be retained as good quality agricultural land.
7.2 Two conditions shall be added, one requiring the removal of the building if it is no longer used or needed for equestrian purposes and one clarifying that the stables are to remain for private use and not for commercial use. - 8.0 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 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: 31.12.2019 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
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