DEC Officer Report

Application No.: 19/00756/B Applicant: Mr Kevin Watterson & Miss Danielle Househam Proposal: Erection of stables Site Address: Field 314905 Ballajeroi Kerrowgarrow Road Greeba Isle of Man IM4 3LQ Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.09.2019 _________________________________________________________________

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. Prior to any construction or excavation in association with the works hereby approved, the Construction Exclusion Zone shown on drawing 2A must be marked out on site by fencing which must be retained in place throughout the construction process. Reason: To protect the adjacent trees which are of public amenity value. Plans/Drawings/Information:

This decision relates to drawing 4 received on 8th July, 2019 and 1A, 2A and 3A received on 2nd August, 2019. _______________________________________________________________ Interested Person Status – Additional Persons none _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The site is the curtilage of an existing dwelling - Ballajeroi, together with a paddock to the east which sits on the eastern side of the minor road which links the A1 TT Course at Cronk Breck Farm, with the A3 just north of The Hope, through Kennaa Farm and equestrian centre. The former Douglas to Peel railway line - now a long distance public footpath - runs to the north of the site and to the south of Kerrowgarrow Farm. The site extends to 0.7 hectares. THE PROPOSAL - 2.1 Proposed is the erection of stables. These will sit towards the former railway line, will have a footprint of 16m by 7m and be built of timber with a green, corrugated sheeted roof. Internally there are to be two stables/loose boxes, a tack room and grooming/storage area with two double door access points in each long side of the building. The building will be 2.5m to eaves level and 3.9m to the ridge.

2.2 Also proposed is a new area of hardstanding 4.9m in front of the building and the access to the site through to the field is to be slightly realigned. This area of hardstanding is to be finished in hardcore and blinding to be functional whilst appropriate to the rural setting. - 2.3 The plans have been altered in response to comments made by the Arboricultural Officer of DEFA. The changes result in the removal of a door on the northern elevation, reducing activity close to the trees, and the increase in the size of the CEZ for the adjacent trees and annotation regarding fencing.

PLANNING POLICY

3.1 The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as not for a particular purpose and within a wider area of High Landscape Value and Scenic Significance, adjacent to areas of Woodland. Development in such areas is generally discouraged (Environment Policies 1 and 2 and General Policy 3 of the Strategic Plan) although guidance is provided at EPs 19, 20 and 21 on when equestrian-related development can be considered acceptable.

• 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).
• Environment Policy 20: There will be a presumption against large scale equestrian developments, which includes new buildings and external arenas, in areas with High Landscape or Coastal Value and Scenic Significance unless there are exceptional circumstances to override such a policy.
• Environment Policy 21: 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.

PLANNING HISTORY

4.1 I.D.O 45440 sought approval for the erection of an agricultural worker's dwelling. This was permitted 25th November 1977. Planning approval was granted to alterations to the dwelling under 93/0070/B. Permission was refused for the removal of the agricultural occupancy condition under 01/00372/C but a Certificate of Lawful Use was granted to the residential use of the property under 11/00838/LAW.

• REPRESENTATIONS
• 5.1 The Arboricultural Officer of DEFA expressed concern regarding the protection of the adjacent trees which he considers are important to the character of the Heritage Trail and advising on the extent of the construction exclusion zone and the type of fencing which will be required (31.07.19).

5.2 German Parish Commissioners have no objection (14.08.19). ASSESSMENT - 6.1 The issue is whether the proposal complies with EPs 19, 20 and 21 of the Strategic Plan, particularly 19 and 21 as the scheme is not considered to be large scale despite being within an area of High Landscape Value and Scenic Significance.

6.2 The stables will be screened from public view by existing trees and vegetation which will be protected during works by fencing the position of which is shown on the plans. In any case, the building is appropriate for its use and rural location, being timber with green sheeted roofing and will not have an adverse visual impact if seen.

6.3 The building is built in accordance with its function and the amended plans address any potential impact on the adjacent trees which form the context of the Heritage Trail public footpath so their retention and protection is important. CONCLUSION - 7.1 The proposed development is considered to accord with the relevant Strategic Plan policies and is supported. 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.

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.

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 : 04.09.2019

Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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