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Planning statement with regard to Triskelion Polo Club, Ballacooliey,
The site which has been known as Ballacooilley Equestrian Centre for many years became home to Triskelion Polo Club in October 2018.
They fields edged in blue on Drawing No 01 are used for haylage and for 40 horses grazing so are in agricultural use and remain registered with DEFA and subsidies claimed.
The fields edged in red are not registered with DEFA for subsidies nor have they been since the war, as historically they have been kept short for use as an outdoor venue for horse shows, weddings and other private events.
These fields are where polo events now take place. There are about 9 polo matches on the site per year. Hospitality takes the form of a marquee, food trailers and mobile welfare facilities.
Toilets are hired in on an as needed basis. The single portable toilet is the one mostly used. They are hired in on a daily basis from ACE. Operationally they are delivered empty, set up and then filled by ACE staff with the chemicals needed. At the end of the day the ACE team attend and remove the toilet as one sealed unit.
If something more up market is required again the facility is hired from ACE. They come in like a trailer all sealed and ready for use. At the end of the event they are sealed and removed.
Numbers of toilets are driven by calculations set out in Health Safety and Welfare guidance for concerts and other outdoor events known as The Purple Guide. It obviously differs to each event, different demographics etc.
The requirements for the marquee are slightly different. Due to the time they {{image:153793}} take to erect and dismantle the polo club would ideally like the Marquee to be put up at the start of the season and remain in place until they are dismantled at the end of the season.
The purpose of this application is to a) gain planning permission for the non-agricultural fields edged in red to be used for recreational purposes. b) gain planning permission for a marquee to be erected annually on the 1st April and remain in place throughout the summer
Any event will be subject to forms being submitted to IOM Event Safety Group. Any PA for music /live bands will be subject to an application to the licensing court for a music license. Any alcohol sale will be subject to an application to the licensing court by an existing license holder for an occasional license on a one event basis.
Both of these are subject to Police and Fire and Rescue Service consultation, and the signing off on a fire certificate.
Adverts have to be placed in two papers for the alcohol, one for music, an appearance in licensing court and cross examination by Fire and Police.
Anyone can object and place an objection to the court. As the horses are permanently kept on the site, traffic to and from the venue mainly takes the form of cars. Car parking is ample as they simply park either side of the unfenced driveway. The number of cars ranges from 5-6 on a daily basis to typically 40-50 for the 9 or so events that take place throughout the summer. Access to the site is directly off the highway where road improvement works to the bridge and communal use access route highlighted in green are currently being carried out by Highways to improve access for large vehicles maintaining their Sewage Treatment works.
The polo club has already been here for one full season and there have been no issues or complaints from neighbours. The events are well attended with the boost to the local economy that activities such as this bring.
Whilst the two fields in question are identified on Manx Utilities Flood Maps for Ballaugh as being in a High Flood Risk Area from Ballaugh River, extract of Map 1 below refers with full map attached as Appendix A for completeness, the maps are based on contour predictions rather than actual events. Whilst Manx Utilities have advised they have no records covering flooding in the area, the landowner has advised via the email appended herewith that in the last 30 years or so 2 incidents of minor flooding in the vicinity of the bridge has occurred, both events happening in January. The landowner also advises that Manx Utilities have carried out bank reinforcement works in the area that is also on-going in association with the bridge works that are currently being undertaken to improve access to their own sewage treatment works and Ballacooiley itself. He also advises that the bank works completed thus far have already ensured that despite the huge amount of rain we have recently had the river levels are nowhere near as high as they would have done previously.
No building or engineering works are involved with the proposal and no change to existing ground levels is required. The proposal is simply for a demountable Marquee to be left in place for the summer period rather than it having to be put up and taken down for each of the 9 or so events that take place each year.
The tent will only be in use during summer months for a few days of the year with no overnight sleeping. If flooding was to occur there would be no risk to life as in essence the event would simply be abandoned/postponed. The proposal has been discussed with Manx Utilities who have no concerns over the viability of the scheme.
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From: Mark Hempsall <[email protected]> Date: 4 March 2020 at 12:07:07 pm GMT To: Triskelion Polo Club <[email protected]> Subject: Flooding Triskelion/ Frazer, Good morning. Sorry for the delay in emailing you this information but I wanted to wait until my Estate Manager Mr Gary Dunnage returned back from holiday before I wrote to you. I have spoken with Gary as you know who has been employed here for over 30 years and still is. He has confirmed the stream has only ever flooded twice. Three years ago and approximately 12 years ago. The floods were limited only to the immediate area 15 / 20 metres before and after the bridge. Cars were still able to drive in and out due to the natural drainage of the field to the right. This occurred on both occasions in January after prolonged period of what the weather forecasters described as unusual. The river has never flooded between normally February to December inclusive. None of the residents surrounding the bridge can remember this either however they have been resident there far less times than Gary.
I can also confirm the MUA have recently enforced the river with part of the works ongoing putting the new bridge/ access to their treatment works and our entrance which in turn despite the recent heavy rains has not allowed the river to go anywhere nearly as high as it would do. If you would like any more information please let me know. I hope this helps.
Kind regards, Mark
Mark Hempsall, Ballacooiley, Dollagh, Ballaugh, Isle of Man, IM7 5AS. Telephone: +447624470114 +441624897121 Email: [email protected]
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