Planning Officer Report Recommendation

Application No.:	12/00013/B
Applicant:	Hartford Homes Ltd
Proposal:	Erection of a building to provide stables, garage and garden store
Site Address:	Ballairgey Abbeylands Isle Of Man IM4 5EE

Officer's Report

The Application Site

1. The application site comprises a parcel of land on the northern side of the residential curtilage of 'Ballairgey House' a large dwelling in development. The application site is located to the east of the B21, in the Abbeylands area of Onchan.

1. Access to the application site is from the Abbeylands Road via a lane that leads to a fork, the northern branch of which eventually becomes a right of way. The north-western fork is also a right of way and leads past the farmhouse and onto East Baldwin. The site lies between the East Baldwin Valley and Abbeylands, on Ballamenagh Road, to the north-west of the village of Onchan.

1. Ballairgey House is to have a render finish with a pitched slate roof. There are a number of stone buildings existing on the site which are to be rendered to improve weather protection. The topography leading towards the application is very steep rising up Ballamenagh Road with the topography and the actual site generally flat.

The Proposal

1. Proposed is the erection of a building to provide stables, garage and garden store. The planning application seeks approval for a standalone, single storey building to contain seven stable boxes and three garages for horse carriages and vehicles with an additional feed store, changing area and W.C. and a track room.

1. The new stabling single storey building measures an area of 165sqm. The design is an upside 'L' shape. To provide an accurate measurement of dimensions, the 'L' would be divided into two rectangles. The top section (i.e. width of the 'L') measures an approximate . The length of the 'L' measuring an approximate .

Planning History

1. The application site has been the subject of a number of previous planning applications, five of which are considered specifically material to the assessment of this current planning application:

Case Officer:	Miss Melissa McKnight
Photo Taken:
Site Visit:
Expected Decision Level:	Officer Delegation

PA 09/00597/B: Renovation of original farmhouse and conversion of a barn and outbuildings, including extensions, to form a single dwelling with ancillary buildings. This previous planning application was permitted.

PA 05/92398/B: Renovation of the original farmhouse and the conversion of a barn and outbuildings to form a single private residence with ancillary buildings (re-submission to PA 05/01511/B which was withdrawn). This previous planning application was permitted.

PA 04/02587/B: Part demolition and then reconstruction and extension or existing outbuilding to initially form temporary living accommodation and then convert to office, workshop and store. This previous planning application was refused.

PA 02/02135/A: Approval in principle for the refurbishment of derelict farmhouse and barn. This previous planning application was refused on review.

PA 01/02413/A: Approval in principle for erection of dwelling to replace former farmhouse and barn. This previous planning application was refused on review.

Planning Policy

1. In terms of local plan policy, application site is not designated for any site specific purpose but is located within an area of land that is classified as being of open space and Private Woodland or Parkland under the Onchan Local Plan Order 2000 (Map No. 2). There are no policies within the written statement (Planning Circular 1/2000) that accompanies the Onchan local Plan specifically material to this planning application.

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains four policies that are considered specifically material to the assessment of this current planning application:

Environment Policy 3 states: "Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value."

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."

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"

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

1. Onchan District Commissioners have no objections to the planning application.

1. The Highways Division have no objections to the planning application subject to the condition that the stables are used for private use only.

Assessment

1. The owners of Ballairgey House wish to keep horses on the land with the associated stabling facilities. The existing use of the site is under development but it is residential and this is how it will remain. The planning application has not stated that the stabling facilities will be used for public use and therefore can only be concluded that the stabling facilities would be used by the residents of Ballairgey House only.

1. The proposed building will not require a new supply of gas, electricity, water or telecommunications and the rainwater run-off from the roofs and paved surfaces will be disposed using the existing surface water drain. The proposed building would be accessed using the existing driveway of the main house which is in the process of development and therefore not requiring a change in any access routes or highways thus preserving public amenity.

1. The proposed building will be built in a traditional form with a pitched roof and timber clad walls. The use of the traditional materials will assist the building to be in keeping with the natural environment, existing House and will limit any visual impact from the wider public perspective.

1. The proposed 'L' shaped, single storey building sits next to a tree lined field boundary, located north of the existing house. The tree line would not be affected from the proposed development. A tree planting scheme has been proposed on the Abbeylands estate which will include planting within the vicinity of the proposed building in return improving the surrounding area. The tree planting will create natural wind breaks as well as providing visual screening to the proposed building from the public thoroughfare.

1. It is considered that given the siting of the proposed development and with it being in area of open space with no nearby neighbouring properties, public or private amenity would not be harmed. In terms of the landscape and surrounding area the proposed tree planting is considered to enhance the area providing more scenic character, increasing the vegetation and wildlife as well as providing more screening. In terms of Environment Policy 19 the proposed development is not sited on class 1 or 2 of agricultural land.

1. The proposed stabling facility is regarded to respect Ballairgey House, once completed, in terms of design, layout, and form. The roof will be finished in natural slate to match the existing main house, rainwater good to match the existing with the external elevation finish being cedar cladding. As regards to Environment Policy 21 it is considered that the proposed stabling is an acceptable design form and reflects the specific purpose of stabling facilities. Overall it is concluded that the planning application is in accordance with Environment Policy 3 and Paragraph 7.15.1 and Environment Policy 19 and 21 of the Isle of Man Strategic Plan 2007.

Recommendation

1. It is recommended that the planning application be permitted.

Party Status

1. The local authority is, Onchan District Commissioners, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.

1. The Highways Division is part of the Department of Infrastructure of which the planning authority is also part. As such, the Highways Division should not be afforded separate party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 10.02.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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. permission relates to as shown in This approval of the erection of a building to provide srables, garage and garden store relates to drawing numbers 600, 601 and 602 date stamped 6th January 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 13/2/12

Determining officer (delete as appropriate)

Signed: [Handwritten signature] Anthony Holmes Senior Planning Officer

Signed: [Blank] Michael Gallagher Director of Planning and Building Control

Signed: [Blank] Sarah Corlett Senior Planning Officer

Signed: [Blank] Jennifer Chance Development Control Manager