Officer Report

Application No.: 17/01121/B Applicant: Mrs Suzanne Corlett Proposal: Installation of Horse Exerciser Site Address: Baldrine Equestrian Centre Baldrine Farm Baldrine Road Baldrine Isle Of Man IM4 6EG Case Officer : Mr Chris Balmer Photo Taken: 22.11.2017 Site Visit: 22.11.2017 Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 27.11.2017 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

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.

• C 2. The building must be used only for equestrian purposes.

REASON: The countryside is protected from development and an exception is being made on the basis of the equestrian need. As such the building must be used for the purposes for which it is approved.

• C 3. The building hereby approved shall be removed and the ground restored to its former condition in the event that it is no longer used or required for equestrian purposes.

Reason: The building has been approved solely to meet equestrian need and its subsequent retention would result in an unwarranted intrusion in the countryside.

Plans/Drawings/Information;

This approval relates to drawings reference numbers 17/2656/01, 17/2656/02, 17/2656/03, 17/2656/04 and 17/2656/05 all received on 24th October 2017. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE PROPOSAL COULD BE CONTRARY TO THE DEVELOPMENT PLAN WHICH IS RECOMMENDED FOR AN APPROVAL.

1.0 THE APPLICATION SITE - 1.1 The application site comprises a field (Field Number 614732) located on the southern side of Baldrine Road, to the immediate north west of Baldrine Cottage. The horse riding arena is a recent development which initially received planning approval in 2010.

2.0 PROPOSAL - 2.1 The application seeks approval for the installation of Horse Exerciser to the northern boundary of the site. The building has a octagon footprint having an overall diameter of 11 metres.

3.0 PLANNING HISTORY - 3.1 It is considered the previous planning applications are relevant in the determination of this application: - 3.2 Erection of flood lighting to riding arena - 14/00922/B - APPROVED - 3.3 Alterations and erection of extension to stables (partial retrospective) - 14/00203/B APPROVED - 3.4 Installation of flood lighting to riding arena - 12/01160/B - REFUSED at appeal on the following ground: "R 1. The proposal is contrary to Environment Policy 2 of the Isle of Man Strategic Plan 2007 in that the lighting, if approved, would cause unacceptable harm to the character and quality of the landscape which is recognised as being of High Landscape or Coastal Value and Scenic Significance." - 3.5 Erection of a stable block and all weather manege - 10/01576/B - APPROVED

- 4.0 REPRESENTATIONS

4.1 The Department of Infrastructure Highways Services do not oppose the planning application (received on 15.11.2017). - 5.0 PLANNING POLICY

5.1 In terms of local plan policy, the application site is designated as high landscape value and scenic significance under the Laxey and Lonan Area Plan Order 2005. The plan also identifies that overhead high tension electricity lines cross the application site. The Laxey and Lonan Area Plan Order 2005 contains one policy that is considered specifically material to the assessment of the planning application.

5.2 Policy L/OSNC/PR/1 states: "There will be a general presumption against development in areas designated as open space or open space for particular purposes." - 5.3 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application;

5.4 General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

• (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
• (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
• (c) previously developed land which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
• (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
• (e) location-dependent development in connection with the working of minerals or the provision of necessary services;
• (f) building and engineering operations which are essential for the conduct of agriculture or forestry;
• (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
• (h) buildings or works required for interpretation of the countryside, its wildlife or heritage."

5.5 Environment Policy 1 states: "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." - 5.6 Environment Policy 2 states: "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:

• (a) the development would not harm the character and quality of the landscape; or
• (b) the location for the development is essential."

5.7 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 (see Environment Policy 14 for interpretation of Class 1 and 2)."

- 6.0 ASSESSMENT

6.1 The starting point is to acknowledge the relevant planning polices and the site designation. In this respect the site is within an area not designated for development, and is within an area of High Landscape Value and Scenic Significance, therefore the potential impacts of the 'Horse Walker' must not harm the character and quality of the landscape and or be essential (EP2).

6.2 Material planning consideration is given the site has been used as an equation centre and has benefited from planning approval for an outdoor horse ménage, large stable building, and outdoor lighting for the ménage in recent years. Accordingly, the site is used for equestrian uses. Further, Environment Policy 19 indicates that such uses 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. In this case it is considered the proposal would meet these requirements,
• 6.3 Visually, the building is set adjacent to the northern boundary of the site which is an established mature landscape boundary which will reduce its appearance. Further, the roadside boundaries along the Baldrine Road are again made up of mature landscaped boundaries which again screen the horse walker from most public views. Views will be achievable from the entrance of the site, however, the site character is of equestrian usage, and therefore the proposal would not appear to be out of keeping or character with the site.
• 6.4 The agricultural land soil quality is not Class 1 or 2, but is regarded as Class 3.
• 6.5 Highway Services have raised no objection.

- 7.0 CONCLUSION

7.1 The proposal would comply with the relevant planning policies and therefore recommended that the application be approved subject to conditions. - 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 8.2 The decision-maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Decision Made : Permitted Committee Meeting Date: 11.12.2017

Signed : C BALMER Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO See below

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