Loading document...
Application No.: 16/00471/B Applicant: Mr Garry Rawlins Proposal: Erection of replacement stables Site Address: Field 524035 Land At Marbeg Old Castletown Road Port Soderick Isle Of Man IM4 1BD Case Officer : Mr Edmond Riley Photo Taken: 15.06.2016 Site Visit: 15.06.2016 Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site is a parcel of land that comprises both the residential curtilage of a dwelling and an associated field also within the ownership of the applicant. The dwelling is known as Marbeg and is situated to the west of Old Castletown Town on the southern edge of Port Soderick; it sits further west of a short row of dwellings that more closely line the highway, while other dwellings (Ballaveare Court, The Roost, Thie Ain and Jandakot) are also found in the area, somewhat sporadically. - 1.2 Marbeg is a bungalow of poor form, while also within the site is a masonry garage and stable block: neither of these contributes positively to the appearance of the site or area in which it sits, though equally very little of the site is visible from public positions.
2.0 THE PROPOSAL - 2.1 Full planning approval is sought for the erection of a replacement stable building that would also provide storage for a tractor and parking for a horsebox as well as a feeding area and tack area. The building would provide for five stables. It would be almost exclusively finished in vertical timber boarding, with smooth rendered masonry below on two elevations and a part of one elevation would also have a green-coloured profiled wall over one of the several shutters that would be green in colour but of unspecified material. One elevation also has a canopy propose over an otherwise open area. The roof would have five rooflights in each of its shallowly pitched planes, while a small cupola is shown central atop the ridgeline. - 2.2 The existing stable measures roughly 42sqm, while that proposed would measure roughly 220sqm: it would be in a similar position to the existing, but evidently of significantly larger mass. - 2.3 The applicant has submitted a lengthy supporting statement for this application, which also includes reference to other planned work in respect of the dwelling as well (not the subject of this application). He identifies that he and his family have recently purchased the dwelling. The existing stable block is small, in poor repair and is not pleasing to the eye (not being built of brick to match the house); the family has three horses and it is hoped that this will increase as the applicant's daughter wishes to start competing. The intention is to provide a longer-term view and also to protect the associated vehicles as much as possible by providing internal storage for them as well as being mindful of the fact that "as old horses become part of the family, there is no chance of letting
3.0 PLANNING HISTORY - 3.1 Other than a 1987 approval to erect the existing double garage and convert the previously integral double garage into living accommodation (which was approved), the site has not been the subject of any applications for some decades. It is not known when the existing stable block was erected.
4.0 THE DEVELOPMENT PLAN - 4.1 The site falls within an area not zoned for any kind of development on the Braddan Local Plan of 1991; by virtue of this designation, it is also defined as an Area of High Landscape Value as per Policy 13.3 of that Plan. - 4.2 As such, Environment Policies 1, 2, 19, 20 and 21 are those relevant in this case, with the general principle outlined in those policies being that there is an exception to the principle restricting new development in the countryside can be applied to suitably designed and sized equestrian facilities that do not have a detrimental impact on the surrounding countryside. There is also a clear presumption that such buildings should be constructed of appropriate materials (i.e. without cavity wall insulation).
5.0 REPRESENTATIONS - 5.1 Highway Services of the DoI expressed the view on 05.05.2016 that the proposal had no highway implications. - 5.2 The Fisheries Division of DEFA sought completion of a 'Development within 9 Metres of a Watercourse' form on 12.05.16, and a day later commented they had "No Objections if the precautions are followed and there is no disturbance of the watercourse". - 5.3 Braddan Commissioners offered no objection on 02.06.2016.
6.0 ASSESSMENT - 6.1 As noted, the policy background is clear that exceptional development for equestrian-related buildings can be acceptable subject to an assessment of their visual impact. In this case, it is noted that the site is not readily visible from nearby public locations - longer-distance views from the west will be possible as the land rises up in this direction, but it is unlikely the site can be readily discerned distinct from the surrounding buildings from such distances. Any nearby views of the site are therefore very likely entirely limited to those from private residential curtilage / associated driveways. This is not a determinative factor in the assessment of the application but it remains a key material consideration. - 6.2 Of most concern with respect to the proposal is its scale. While it is not large enough, and nor does it have the prerequisite associated facilities, to represent a 'large-scale equestrian development' as presumed against in AHLVs in EP19, it remains proportionally large relative to the surrounding buildings and also to the existing stable. This has to be balanced against the stated and specific needs of the applicant, though, and it is not unreasonable (indeed, quite the opposite) for him to wish to plan for additions to the number of horses the family currently have. It is readily
"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."
6.4 The desire to have such a large area of the building given over to a horsebox parking bay is perhaps the least acceptable element of the proposed building, with the remainder understandably proposed for stabling or associated feed store / tack area / storage and so forth. Many vehicles are parked outside and though they do suffer from weather damage this is a risk many people take. However, there is also the argument that having a large vehicle such as this kept out of sight will be welcome, and to do so in a building designed for that purpose similarly so, especially when it the storage space will be provided within a stable building rather than another standalone one. - 6.5 In consideration of the design of the building, the use of timber cladding for the vast majority of the walling - alongside green doors - is welcome. The combination of these natural materials and colours across the building, in a manner that breaks up the massing of the building, will help differentiate the building and make it less 'stark' in the landscape. It is undeniably large in and of itself and also relative to the existing dwelling. However, its size relates to the needs of the applicant, which have been clearly explained will, along with the judicious use of materials, reduce the impact of this massing. It is also clearly of equestrian origin. - 6.6 It is arguable as to whether or not a large building of well-considered form is more appropriate in a countryside setting than a small and self-evidently unattractive one, but in the worst case the change in visual impact is concluded to be neutral given the somewhat secluded nature of its proposed position and also the favourable conclusion reached in respect of the building's design / appearance. - 6.7 The intention to plant evergreen hedging atop the existing Manx bank that runs along the north of the site and immediately alongside the existing building will help further soften its appearance.
7.0 RECOMMENDATION - 7.1 In view of the above, it is concluded that the design of the building is appropriate to the needs of the applicant and moreover that those needs are, though fairly extensive, not unreasonable. The new building will not be readily seen from public positions due to its siting, and is considered to be appropriately designed in terms of form, scale and finishes. Accordingly, the key tests as set out in EPs 19, 20 and 21, and in particular the latter, are considered met. - 7.2 A condition requiring the building be used only for private and not commercial livery, as is commonly attached in such cases, is accordingly recommended on this occasion.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
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: In view of the location of the site in the open countryside, the Department does not consider the site suitable for anything other than private use.
The development hereby approved relates to Drawings 1341.1, 1341.2 and 1341.3., date stamped as received 22/4/16
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 17.06.2016 Determining officer
Signed : C BALMER Chris Balmer Senior Planning Officer
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal
