Loading document...
Application No.: 16/01022/B Applicant: Mr Geoffrey & Mrs Carol Mitchell Proposal: Erection of a stable block Site Address: Field 534488 Adjacent To Clear View Scollag Road Abbeylands Isle Of Man Case Officer : Miss Abigail Morgan Expected Decision Level: Planning Committee
1.0 SITE - 1.1 The application site represents a parcel of land adjacent to Clear View off Scollag Road on the Abbeylands Estate. Clear View is a bungalow set at the entrance to the private road. - 1.2 The area is characterised by open fields, save for the small estate at the end of the private road. The access road has a manx sod bank on the side of the proposed site. The access is existing and is an opening in the bank with a timber gate. The boundary to the field to the left is an apx 1.8m timber fence and to the right is a hedged boundary.
2.0 PLANNING POLICIES - 2.1 In terms of land use planning, the application site is located within a wider area of land that is designated as open space and not designated for any site specific purpose under the Isle of Man Planning Scheme (Onchan Local Plan) Order 2000 Map No. 2. - 2.2 General Policy 3 sets out a number of exceptions for development outside of zoned areas of which equestrian is not included. Further information and guidance is given in respect of equestrian-related development in Environment Policies 19, 20 and 21. - 2.3 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." - 2.4 Environment Policy 19: 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).
2.5 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 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; in particular, cavity-wall construction should not be used."
3.0 PLANNING HISTORY - 3.1 None on this field.
4.0 PROPOSAL - 4.1 The application seeks approval for creation of stable block. The block would be single storey with a pitched roof. The building would be horse shoe in shape with a width of 4m, and 17.2m x 14.9m x 11.2m, with an eaves height of 2.5m and a ridge height of 3.5m. The building would be finished in timber cladding with an onduline roof, both with a green finish. Outward facing windows would be slat vent type while internal would be timber sash style. - 4.2 Due to rising stabling costs the applicants have been looking for a parcel of land near to their home for their horses. This site is 5 minutes from their home. Currently they have 2 horses which are kept in another field in Abbeylands with no stables and should they get permission they would get another couple of horses. - 4.3 It should be noted that the statement accompanying the application refers to the installation of solar panels to power the lighting need. These are not shown on the plans but are to be installed on the southernly internal (to the field) slope of the roof, sitting on top of the roof consisting of 4 panels of 1.2m x 700mm each.
5.0 REPRESENTATIONS - 5.1 Onchan Commissioners recommend that the application be approved for planning purposes subject to a condition restricting it to non-commercial use. 20.09.16. - 5.2 DOI Highways do not object with the following comments; The proposal is to erect stable blocks and storage in a field that accesses onto a private lane then onto Scollag Road.
The access onto Scollag Road is suitable for the low level of vehicle movements likely to be generated.
Highway Services does not oppose this application. 29.09.16.
5.3 Occupiers of the following properties have raised an objection in principle to the proposal but don't object if it is restricted for personal use only and not commercial enterprise;
6.0 ASSESSMENT - 6.1 The main issues to be considered are impact of development in the countryside and the effect of the proposal on the character and appearance of the area. The control of development in the countryside
6.2 The site is situated in countryside where development is strictly controlled. However, the Strategic Plan makes provision for equestrian development in the countryside subject to certain criteria including assessment of the visual impact of the development, the effect on local amenity and loss of quality agricultural land. The proposal is for small scale private stables and does not raise any significant strategic issues. The acceptability of the proposal should therefore depend on the consideration of the issues below. The effect of the proposal on the character and appearance of the area - 6.3 Environment Policy 21 indicates that no stable building will be allowed if it would be detrimental to the character and appearance of the countryside in terms of siting, design, size or finish. - 6.4 The proposed location of the stables is to be close to the access road and would only be partially visible as it would be screened by an existing sod bank. From the west and north there would be much wider views of the proposal, however it would be viewed in the back drop of the sod back and the trees to the west. - 6.5 The impact on principal public views is likely to be limited, the impact on the character and appearance of the area when seen from the access road and other private residential properties, will not be significantly affected due to the existing sod bank and topography of the land it would not look out of place nor harm the wider landscape. Accordingly, it is considered the proposal would be acceptable from this perspective. - 6.6 Environment Policy 21 does also require that consideration be given to the design, namely the construction type. This proposal is a timber framed and clad stable and does not involve any cavity walling. Access - 6.7 As the stables are for the private use of owners of the land and the access is already in use this is not considered to be a significant issue. It is pertinent to note that Highways have not objected. - 6.8 A condition is proposed to ensure that the stables remain for personal use and do not become a commercial enterprise. Conclusion - 6.9 The proposed stable block is considered acceptable and to comply with Environment Policies 19 and 21 of the Isle of Man Strategic Plan 2016.
7.0 RECOMMENDATION - 7.1 It is recommended that the planning application be approved, subject to conditions.
8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
8.2 In addition to those above, article 6(3) of the Order requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.
In this instance, it is recommended that the following persons do not have sufficient interest and should not be awarded the status of an Interested Person in accordance with Government Circular 0046/13:
While they share the access road these dwellings are not sufficiently close to the application site to be materially affected by any change in the nature / use of the application site.
Recommendation Recommended Decision: Permitted Date of Recommendation: 14.02.2017 Conditions and Notes for Approval: 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: In view of the location of the site in the open countryside and the nature of the access to the site the Department does not consider the site suitable for anything other than private use.
Reason: The building has been approved to meet the equestrian need of the applicant and its subsequent retention would result in an unwarranted intrusion in the countryside
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 20.02.2017
Signed : A MORGAN 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
Copyright in submitted documents remains with their authors. Request removal
