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Application No.: 17/00824/B Applicant: Mr Aaron Curphey Proposal: Erection of extension to existing stables Site Address: Field 224308 Ballamoar Farm Ballamoar Lane Ballaugh Isle Of Man Case Officer : Miss S E Corlett Photo Taken: 20.09.2017 Site Visit: 20.09.2017 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 21.09.2017 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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: to manage the amount of traffic using the lane in the interests of the amenities of the countryside and those living in the vicinity.
This approval relates to drawings 01, 02, 03, 04, 05, 06 and 07 all received on 2nd August, 2017.
It is recommended that the following persons should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
The owner of Ballamoar House which is directly opposite the proposed works and shares an access with the proposed development. _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The site is part of the larger holding of Ballamoar Farm which lies to the south of the A3 TT Course as it passes east out of Ballaugh. The farm extends up to the rear of the houses which front onto the southern side of the A3 and extends back from the main road by over a kilometre. The farm has its buildings concentrated in a group around 400m from the A3 with a newer building slightly closer, around 320m away. It is this building, which sits on the western side of the farm lane, which is the subject of the current application. - 1.2 The farm accommodates agricultural activity, the keeping of horses and a seasonal camp site which sits on the eastern side of the Ballaugh Glen Road. The horses are kept on the lower fields surrounding the camp site. - 1.3 The lane serving the stables is unmade for the most part with large potholes particularly at the entrance from the A3. A layby/passing place has been created towards the northern end and the lane becomes smooth surfaced nearer the stables. The layby was created as a result of a previous planning application. - 1.4 At the time of the site visit, the site accommodated a range of containers, horse boxes, trailers, wheelbarrows and horse jumps with the building laid out for the keeping of horses and tack. THE PROPOSAL
2.1 Proposed is the extension of the detached stable building by 6.6m along its full length, and the addition of a 3.5m wide section for a length of 17m along one side, to accommodate five more stables, a wash area/solarium and feed and vehicle storage areas. The extension will be finished to match the existing building and will be positioned on the southern and western elevations. - 2.2 The applicant explains that the accommodation is required for people existing users of the stables whose horses are currently kept elsewhere. There will be no additional clients or riders coming to the facility. - 2.3 They clarify that there are currently 11 parking spaces alongside the stables in addition to space for parking horse boxes. They state that the stables have operated for the past 8 years with no complaints. - 2.4 An overhead electricity line comes within around 20m of the proposed extension.
3.1 The site lies within an area designated on The Isle of Man Planning Scheme (Development Plan) Order 1982 as of High Landscape Value and Scenic Significance as well as being close to the line of a high tension overhead electricity supply. As such, there is a presumption against development in such areas as set out in Environment Policies 1 and 2 but with exceptions for development which is required for agricultural purposes. Provision is also made within
Environment Policies 19, 20 and 21 for development required for equestrian activities as set out below:
4.1 Planning approval was granted for the building which is to be extended, under 98/001694/B as an agricultural building and this was changed to stables under 08/00547/B. This was approved at appeal with the owner of Ballamoar House which lies on the other side of the farm lane having objected. The inspector recommended that the application be refused as the introduction of a large scale equestrian facility in an area of HLVSS would be contrary to EP 20, even though the building is already there but making particular reference to the comings and goings and vehicles associated with the equestrian operation and their impact on the environment.
4.2 The Minister disagreed with this, however, and the application was approved, along with that for a manege to the south of the building, and both applications were subject to the following conditions:
4.3 In respect of condition 4, it is not clear if this means that the building must be unused by anyone or anything between these hours or just not occupied or used by people coming and going. Its lack of clarity and difficulty of enforcement suggest that it should not be reiterated in respect of any application on an extension to the property.
REPRESENTATIONS
5.1 Highway Services indicate that they have no highway interest in the application (18.08.17).
5.2 Ballaugh Parish Commissioners have no objection (04.09.17).
5.3 The owner of Ballamoar House, which lies across the access lane from the proposed works, objects to the application on the basis that previous applications have identified the need to ensure that development is sympathetic to the surrounding area of High Landscape Value and Scenic Significance and that we need to be careful with such unwarranted development in the countryside which could establish a precedent for further large scale development which could be for commercial business. She is concerned about any increase in use of the access onto the
A3 and the lane which has recently been provided with passing places, despite the owner having previously stated that none was ever required. She also suggests that it is unclear how vehicles will park and manoeuvre when the extension has been created as the north side of the building is currently used for parking of horse boxes, horse transporters and farm vehicles (28.08.17).
6.1 The issue here is whether the additional stabling and facilities would have any adverse visual impact on the character and appearance of the area and whether there would be any adverse impact on the living conditions of those in nearby property, particularly Ballamoar House.
6.2 The extensions would be a similar appearance as the existing building and would not bring the building any closer to the lane. The extension will retain parking space around the building and arguably free up space for parking as some or all of the items presently stored around the outside of the building will be stored inside, improving access, parking and the visual impact of the area.
6.3 The extension is not to facilitate additional space for the keeping of the horses so there should not be any increase in traffic or animals kept on the site. As such, there should be no increase in impact on those in the vicinity and only a slight increase in the built form, mostly not on a side which faces the lane. CONCLUSION - 7.1 It is not considered that the proposal will have an adverse impact on the amenities of either the countryside or those in the surrounding area. 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:
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 22.09.2017
Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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