Loading document...
The application site forms the curtilage of Field 134924, Lower Glentramman Farm, Garey Road, Garey which is a parcel of agricultural land located on the eastern side of the Garey Road and northwest of Lower Glentramman Farm.
The application seeks approval for the improvements to existing vehicular access, new access road and creation of horse training enclosure.
The horse training area would resemble triangle shaped, having a total width of 69 metres and a maximum depth of 28 metres.
The application site is within an area recognised as being an area of 'white land', not zoned for development under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; but is within an area zoned as High Landscape or Coastal Value and Scenic Significance.
Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:-
"General
Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
"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 or 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Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein.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:
"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)."
There are a number of previous planning applications connected with Lower Glentramman Farm, however only the following application is considered relevant in the assessment and determination of this application:-
Demolition of existing chalet dwelling and replacement in new location with a single storey dwelling - 11/00211/B – REFUSED at appeal on the following grounds:-
"1. Housing Policy 14 states that generally a new dwelling should be sited on the footprint of the existing. The proposal would be substantial separate from the existing group of buildings within Lower Glentramman Farm. Consequently, the proposal would be set in an isolated position in the countryside which is also recognised as being an area of High Landscape Value and Scenic Significance. Accordingly, by causing harm to the character and quality of the landscape, the proposal would also be contrary to the provisions of Housing Policy 14 and Environmental Policies 1 and 2 of the Isle of Man Strategic Plan."
"2. The siting of the proposed dwelling would result in an entirely new residential curtilage which would represent an unwarranted encroachment into the countryside, to the detriment of the character of the landscape contrary to Environmental Policy 1 and 2 of the Isle of Man Strategic Plan."
"3. The alterations to the existing field access to provide the required visibility splays for a residential property would result in a substantial loss of grass banking, hedgerows and trees all to the detriment of character of the landscape contrary to Environmental Policy 1 and 2 of the Isle of Man Strategic Plan."
Lezayre Parish Commissioners:- "Approve"
Highways Division:- "Do not oppose has no traffic management, parking or road safety implications."
The owner/occupier of Garee Aittin, Garey, Ramsey, has objected to the application which can be summarised as; object to the improvements to the existing vehicular access; the gate has never been used for vehicular access previously; present owner opened it up after many years its was blocked up; access was only ever used for the moving of livestock; highway safety concerns;
There are a number of issues with the proposal, firstly whether the proposed horse training enclosure would have a detrimental impact upon the visual amenities of the countryside. Secondly, whether in order to provide an access with satisfactory visibility splays, there would be an unacceptable loss of trees and landscaping fronting onto the Garey Road. Thirdly, the potential impacts of the proposed gravel drive which runs from the existing access to the farm complex.
With regards to the horse training enclosure, this type of development has very little visual impact given it is a very low level form of development. Perhaps the aspect which would be most apparent would be the fencing (1.2 post and wire) which encloses the area. It should be noted fencing could be erected under Permitted Development.
The proposal would be adjacent to the southern boundary of the site, which directly adjoins the Garey Road. Along this boundary there is a number of mature trees and mature hedgerows, all of which would help reduced the visual appearance of the proposal.
The proposal would also be located adjacent to the existing farm complex and a number of stables.
It should also be noted that this type of development can only really be provided within the countryside and has been an acceptable form of development throughout the Island.
Overall, this aspect of the proposal would be an acceptable form of development, which would have little impact upon the visual amenities of the area therefore comply with Environment Policy 19 of the Isle of Man Strategic Plan.
The next issue regarding the alterations to the access and whether the proposed access would provide the required visibility splays of 2 metres x 36 metres in either direction.
Environment Policy 19 indicates that any equestrian activities and buildings will only be accepted in the countryside where the local highway network can satisfactorily accommodate any increase in traffic.
The applicants have indicated that the horse training area is only for private use only, and for no commercial activities.
The previous application for a dwelling (11/00211/B) was refused; one of the three reasons was due to the loss of the boundary landscaping which was required to be removed to provide the required visibility splays.
Again, this issue requires consideration. After many discussions with the applicant, visiting the site and measuring the access and the required splays on site, it is considered the existing access can provide the required splays with only very little alterations.
Due to this, the previous concerns have been addressed and it is considered that the required splays can be achieved with little impact upon the grass banking, hedgerows and trees along the southern boundary.
The Highway Division have considered the issues of the visibility splays and the potential traffic generated by the proposal and has no objection.
Overall, it is concluded the limited traffic that would likely be created by the development and given the access provides the required visibility splays without having a significant impact upon the roadside landscaping, the proposal would comply with Environment Policy 19 and Environment Policy 1 & 2 of the Isle of Man Strategic Plan.
The final issue to consider is the installing of a gravel drive from the existing access the farm complex (approximately 65m in length).
The proposal would run directly along the northern boundary of the proposed horse training area to the proposed new parking area which is adjacent to the existing farm complex.
It is considered that with attached requiring the gravel to be a dark colour and not a bright colour (i.e. white), which would ensure the visual appearance of the drive would not have a significant impact upon the visual amenities of the area. The fact it would run directly adjacent to the horse training area to the main farm complex, would also result in the drive not appearing in a isolated position running through the middle of a open field.
Overall, given these reasons and the existing boundary treatment surrounding the site, it is considered this aspect of the development to be appropriate and comply with Environment Policy 1 & 2 of the Isle of Man Strategic Plan.
For these reasons set out in this report, it is considered the proposal would comply with the relevant policies as indicated within the Isle of Man Strategic Plan and therefore it is recommended that the application be approved.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:-
Lezayre Parish Commissioners
It is considered that the following do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:-
The owner/occupier of Garee Aittin, Garey, Ramsey
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 18.08.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 improvements to existing vehicular access, new access road and creation of horse training enclosure as proposed in the submitted documents and drawings 10344/100, 10344/101 REV A and 10344/102 all received on 28th June 2011.
C 3. The gravel driveway as shown in drawing 10344/101 REV A is required to be finished in dark coloured gravel.
C 4. The proposed horse training area may only be used for private use and must not be used for commercial purposes including clubs and associations.
C 5.
The approval of the horse training area shall remain incidental to the use and enjoyment of Lower Gientramman Farm.
C 6.
In the interest of highway safety visibility splays of 2 metres x 36 metres are required to be provided and maintained.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.
Decision Made : Permitted Date : 3.18.11
Signed : _________________________ Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed : _________________________ Jennifer Chance Development Control Manager
Copyright in submitted documents remains with their authors. Request removal
