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The application site comprises land contained within Ballamona Farm Estate, which is located within the Port Soderick area of Braddan.
The proposed development comprises the erection of a stable block within the application site. The planning application is submitted as an amendment to previously approved planning application 11/00489/B.
The application site has been the subject of one previous planning application that is considered material to the assessment of the current planning application.
Planning application 11/00489/B sought planning approval for the erection of a stable block. This previous planning application was approved on the 31st May 2011.
The Department of Infrastructure Highways Division do not oppose the planning application.
In terms of local plan policy, the application site is within a wider area of land that is designated as open space (agricultural) under the Braddan Parish District Local Plan.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered potentially material to the assessment of this current planning application.
"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 states:
"There will be a presumption against large scale equestrian developments, which includes new buildings and external arenas, in areas with High Landscape or Coastal Value and Scenic Significance unless there are exceptional circumstances to override such a policy."
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."
The planning application seeks planning approval for the erection of a stable block within the application site. The proposal is basically an amended version of the development approved under previous planning application 11/00489/B, with the building and screen planting being re-positioned to take account of existing trees that were not shown on the original survey plan.
The proposed re-positioning is relatively minor and considered to be unobjectionable. As concluded with previous planning application 11/00489/B there are three planning policies contained within the Isle of Man Strategic Plan 2007 that are potentially material to the assessment of the planning application. Given the relatively modest size of the proposal it is concluded that the stabling does not constitute large scale equestrian development, meaning that Environment Policy 20 can be discounted and set aside. That leaves two remaining planning policies to consider (Environment Policies 19 and 21).
In terms of Environment Policy 19 it can be seen that due to the distance from the nearest public viewpoints, the topography of the intervening land and the use of additional screen planting the proposed stabling would have little impact on the amenity of the area. It can also be seen that the proposed stabling is located within a field that is already used as a paddock for horse and is not in agricultural use. As such, the proposal does not result in any meaningful loss of existing valuable agricultural land. The proposal is unlikely to generate significant traffic and any increase should be able to be accommodated by the local highway network without significant problems. Based on this it is concluded that the proposal satisfies the provisions of Environment Policy 19. As for Environment Policy 21 the design of the stabling is clearly equestrian in form and automatically satisfies the provisions of this policy.
Overall, it is concluded that the proposed development is appropriate for the application site and suitably accords with the relevant planning policies. It is therefore recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Infrastructure Highways Division.
| Recommendation | |
|---|---|
| Recommended Decision: | Permitted |
| Date of Recommendation: | 05.08.2011 |
| Conditions and Notes for Approval / Reasons and Notes for Refusal | |
| C : Conditions for approval | |
| N : Notes attached to conditions | |
| R : Reasons for refusal | |
| O : Notes attached to refusals |
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 drawing no.s P001 rev. A, P003 rev. A and P101 rev. A date stamped the 1st Juy 2011.
C 3. The building hereby permitted by this approval shall only be used for equestrian related activities.
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 : 8/8/11
Signed : Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed : Jennifer Chance Development Control Manager
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