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Location: The development is proposed in field number 530570. The owner of the field also owns 534666, 534668, 530569 and land to the river northwest of 534666. This is a field on the lane from the Abbeylands Estate development and opposite Upper Sulby Farm. Outlined in red on the aerial map.
Summary: The build of an American style barn for the stabling of horses, storing of agricultural equipment and feed in the southern corner. Level and construct an outdoor arena for exercise of the horses. Construct a covered lunge pen for exercise of the horses in bad weather.
Power to be provided by solar panels and a wind turbine. Water is present on site.
The main field will be sub divided into smaller paddocks. The remaining area maintained as suitable for grazing and horse riding on. Paths put into the glen areas only for foot access to allow for maintenance of the natural habitat.
Commercial provision to allow for occasional visiting horses, which are being rehabilitated or trained, to stay on the yard while being worked with. Provision to allow demonstration of horse agility and to allow limited visiting horses to use the special equipment. Provision to allow the training of visiting horses and riders in equine pursuits.
Purpose: We wish to develop this field into a self sustaining private equestrian yard for several purposes. As a home for our horses and as a place where horse agility can be developed and taught on the Island. The yard is private in that there will be no liveries on the yard. A Government grant has been awarded for the equipment and training. Somewhere where horses that need help can be brought and stabled while they are worked with on addressing any physical or psychological issues. Only two troubled horses at any time will be on the yard due to the difficulty of the work. A place to work with riders to give them a better bond and understanding of their horse. Income will go to upkeep of the land and facilities as well as care for the horses.
Included:
Contact Details:
Daniel Hall 17, Mona Street Douglas IM1 2QE
Telephone: 07624 491324 Email: [email protected]
The proposed development is located in the fields that were previously part of an equestrian centre. There are already agricultural buildings near by and residential building on the site of the old centre. The development proposed is on the flattest part of the field so a minimum groundwork will be required. Fortunately this is also the easiest access to the site. There will be minimum obstruction to the views from Abbeylands Estate housing due to the curvature of the land.
There is only one road of access, which is private through Abbeylands Estate and then onto a rough track.
Currently we have 3 horses in the rented stables at Abbeylands Estate and are using a friends paddock near by for grazing. There is one additional horse in the stables. There are no facilities to store the agricultural machinery to look after the land. There have been no complaints about noise or additional traffic brought to our attention.
The American style barn is a single barn in which the stables, tack room, feed store and equipment are all kept under the same roof. The site is very exposed to the weather and traditional stables will make working with the horses very uncomfortable through the winter.
It will have 3 stables down one side, a working corridor and a tack room on the other side. The remaining open area will be used for feed and agricultural equipment storage. Equipment includes a harrow, roller, topper, sweeper, quad bike.
The construction is proposed to be of timber. It will be behind a hedge and slightly dug in (50cm approx.) to provide a level on which to build. The height of the barn will be kept to a minimum to avoid too much impact on the landscape. The trees of Upper Sulby Farm will provide additional screening.
The barn will be constructed on a concrete base. This base could be removed if the facility became no longer required without any doing any permanent damage to the soil.
There is already water being provided to the field in drinkers. This will be routed to the barn to provide water for the horses. Additionally, rainwater will be harvested for making feed and other irrigation needs.
Security will be provided by continuously recording CCTV out to the entrances as well as internally. This is a similar system to the one used on buses. The doors to the barn will be locked when not on site and the gates into the field will be chained and padlocked. Security lights (10w power) will activate on approach to the doors of the barn at night.
The proposed outdoor arena will be constructed parallel to the lane where the trees from Upper Sulby Farm will provide some shelter from the wind.
The arena surface will be predominantly sand with textile to provide drainage and soften the surface. The surface will be on top of a membrane and no soil will be removed from site. Reconstitution of the land should not be a problem if the facility was no longer required.
The riding area of the arena will be 24m by 44m. This allows for a standard dressage size of 20m x 40m to be marked out within it but without making the area excessively large for purpose.
Minimal ground work will be required to level the area as it is already fairly flat. To preserve the top soil it will be made into small banks around the arena when levelling the area. We do not anticipate these to be more than 50cm above current ground level. Additional planting of suitable shrubs on the bank will shield the north east and north west sides from the wind. The green circles on the areal photograph indicate the landscaping suggested. This will also disguise the arena, in the landscape, from anyone viewing from the other side of the valley.
c) Covered Lunge Arena (L on the Aerial photograph)
Weather in winter can be very wet and windy but the horses still need to be exercised. A covered lunge arena is like a horse walker but without any machinery. A round pen of 15m diameter is constructed in the same way as the outdoor arena. A fence is put around the area and a cover put on top to protect the horses and trainer from the elements.
There are various ways to put the cover over the lunge pen. It can be a solid construction, like the barn roof, or it can be done using clear span technology of the type used on tennis courts on the Island. The latter has minimal construction impact and the cover can be done in green. A brochure is included for one such provider as illustration. Elevations will be dependent upon construction but not dissimilar to the brochure. The preferred provider has been bought out and construction suspended until finalised. We are seeking alternatives but would like to start construct the covered lunge pen, without the cover, for now.
Being able to work the horses in winter is very important to the mental and physical health of the horses. Large yards have indoor arenas. This is a small, private development and a lunge pen is the minimum impact on the landscape for covered exercise during extended periods of bad weather.
In the summer the lunge pen will be used for the exercise of none ridden horses. This will keep the horses in a contained area where they can be assessed. It might be possible to remove the roof cover in the summer if the construction allows it.
d) Paddocks
Subdivision of the paddocks is proposed to be done with post and rail fencing. Shown as black lines on the aerial map. Additional electric tape will be used to protect the fencing. The power for the fencing will come from the renewable energy provided by the proposed wind and solar power.
The coloured green areas on the aerial map would be proposed areas for grass reinforcement to prevent them becoming mud. The reinforced mesh allows the grass to grow through and is easily removed if required. Pictures of the system are provided.
Smaller paddocks are easier to manage. Summer and winter grazing can be separated allowing time to harrow, roll, and fertilise with our own compost. On site storage is essential for the security of the equipment as well as protecting it from the elements.
The area around the paddocks we propose to keep a small number of sheep to stay on top of the growth. We also propose that in the gap between the outdoor arena and the hedge to plant a small orchard and to cultivate the land. On the cultivated land we propose to grow carrots and other suitable produce for the feeding of the horses.
The more self sustaining we can be with the animals and the land the better.
e) Power
There is no mains electricity near by. It is proposed to power the barn using a single wind turbine (W on the Aerial photograph). The Leading Edge L600 has a blade diameter of 1.54m and is recommended to mounted on a pole (less than 5m) where it can catch optimum wind conditions.
The site is at the top of a valley which points in the direction of the prevailing wind. The funnelling effect of the valley means that there is generally some wind, every day. The turbine would be sited high enough to be clear of the hedge and not so low that the blades might be a hazard to animals or humans.
The location chosen means that there is no need to pass under the blades yet it is still best placed for optimum efficiency.
Solar panels on the roof of the barn are sought to provide backup during the summer when there is less wind.
A small metal shed to the side of the barn is proposed to house the electricals and battery bank where it can be locked away and kept secure. (1.5m x 2m x 1.5m)
Lighting will run on a 12v system. The system will also power the security cameras, security lights and the electric fencing.
f) Access
Access to the land is through the existing two gates at the end of a rough track above Abbeylands Estate. We propose to increase the size of the first gate to allow access for construction vehicles. In the future this will allow access for a horse box or a car with horse trailer much easier. Gates will be kept chained and locked when we are not on site.
g) Hard Standing
Sufficient hard standing is required to turn a car and horse box. The hard standing will also be used to store the horse box while not in use. Provision is requested for the space to park two horse boxes so that a visiting horse and owner will not have to park in Abbeylands Estate. Our aim is minimal disruption to the residents.
Hard standing around the barn and in the location of the composting bays will be of crushed limestone to provide good footing and good drainage. No permanent damage to the soil would be caused and the ground could be reclaimed in the future.
Three composting bays will be constructed, in wood, to allow the proper breakdown of waste from the horses. One being filled, one filled and maturing, the other turned and ready to be sold as compost or spread back onto the paddocks to return the nutrients as part of a controlled and sustainable working of the land.
The pale grey colour on the aerial map should be sufficient as well as provide a working area for handling waste products at the other side of the barn.
h) Business
We do not seek approval to establish and run a livery yard. A visiting horse stabled at the yard will be there to be worked with, by ourselves, until it is ready to return to its owner. There will be minimal additional traffic generated by the stabling of the horses as they will be there
on a full livery basis. A maximum of two horse stabled in addition to our own horses is requested. Although in reality, only one at a time will be normal operating procedure. The additional horse is to allow some cross over or in the case of an emergency needing our assistance.
Visiting horses might be accommodated for the following but not exclusive reasons:
These activities will not disturb the residents of Abbeylands Estate as the field cannot be seen and is far enough away that. There is very little noise associated with the activities. There will be no additional traffic as a result of these activities compared with the current arrangement.
Horse agility is about promoting a bond between horse and handler. This is done by training the horse to trust it's handler as it goes over, through and round various colourful obstacles. The obstacles are designed to desensitise the horse to things they might find in every day life out on the roads or in the fields. By trusting their handler the horse is much happier and safer when out on the roads or at events.
Some of the obstacles are quite large and difficult to transport to arenas around the Island. We request allowing two visiting horses, at any one time, to come and use the equipment on a hire by the hour basis. We are asking for two horses so that a handler and friend can come along. Training and assistance will be available as well as video so they can enter the International Horse Agility League. We do not anticipate more than 10 sessions of one hour per week in the summer with virtually none in the winter due to the weather.
Demonstration sessions may be held occasionally without attendees bringing horses. No more than 4 per year. A maximum of 10 people per demonstration would be reasonable. Larger training days will be done offsite at other indoor arenas.
There is currently no provision for horse agility on the Island or support for non ridden horses and their owners. We are the only people doing this on the Island and have secured a government grant to promote the activity and our other services.
The outdoor arena and covered lunge arena would be made available to residents and people with horses in the stables at Abbeylands Estates. This would be on a time basis and be subject to availability, with a reasonable charge to cover maintenance of the surface. This is offered as a curtesy which may be withdrawn if it is abused or while we have a difficult horse for treatment on the yard.
The proposed activity should not significantly increase traffic on the access road. The owners of the development are already paying a significant maintenance cost towards the upkeep of the access road.
With parking on the proposed development, residents of Abbeylands Estates should not be unduly inconvenienced.
The development site is far enough away not to cause any noise interference.
i) Tree Survey
Having consulted two tree surgeons, Manx Roots and Mark Kewley, both have said there are no trees of any significance in the hedges around the field and a tree survey would be inappropriate for the site.
Specific Legislation and Challenges
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).
There are no public rights of way over the land. The land was subsequently used for grazing sheep and cows and before that it was an equestrian facility and is in an area of Class 3 agricultural land. The intention of one of the previous owners was for further residential accommodation extending Abbeylands Estate.
By allowing the use of the arena to Abbeylands Estate residents we will be increasing the local amenity.
As there will not be significant change in traffic numbers as a result of this development the local highway should not be an issue.
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.
We are looking to develop a small, private yard where horses with specific requirements can be worked with. We are not looking to run a livery yard with lots of people coming and going. This would be detrimental to the work with horses with psychological issues. A quiet location is vital. The location of the development is on land that was previously equestrian in use and no other facility on the Island offers what we propose to offer.
Finding land that is away from major roads and noise pollution, yet close to existing amenities and building has been a challenge. This is by far the best site we have found because it also provides the opportunity to be self sufficient in terms of energy. Future expansion would be to provide self sufficiency in terms of hay production and preservation of the farming land.
Management of the glen at the end of the land will improve the scenic value and bio diversity. This is something we are very keen to do as it will also improve the drainage of the field. With advice from DEFA the river could be enhanced. It holds a few wild trout but their numbers could be improved with riparian management.
As the number of horses will be minimal and only one, very long, access road the security is not a major concern while the property is the size proposed. The barn doors will be locked as will access to the field. Security cameras will run on a loop, recording activity in and around the barn.
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.
The buildings and arenas will be close to the existing Upper Sulby Farm buildings and close to hedges. Additional planting of native plants will provide screening from the opposite valley side as well as protection from the wind and weather. The field is not visible from Abbeylands Estate. The buildings will be constructed mainly from wood with the eves at a minimal height to reduce their impact on the landscape. Overall the quality of the yard will match the quality of the residential area.
Current Buildings: The current stables at Abbeylands Estate are used by the residents for storage of such things as garden furniture. There is no storage facility for agricultural machinery suitable for maintaining the fields. Running a tractor with a topper or harrow from one of the garages is not really in keeping with the character of the estate and I am sure would cause objection. This is why we would like to build the barn large enough to provide stabling and storage away from the estate in the corner of the field.
Residents of Abbeylands Estates do visit the horses in the stables and their field. Although our horses are friendly and very happy to come and say hello to the adults and children a visiting horse might not be so accommodating. If the horse has psychological issues, it's recovery and treatment may be hampered by random visitors who are not aware of it's specific needs. The same can be said of horses recovering from injury and requiring a special diet. The current stabling and field being used, on Abbeylands Estate, is therefore unsuitable for the work we would like to conduct on the proposed development. This is also one of the reasons we wish this to be a private yard, without liveries. The proposed American style barn will allow us to keep the doors locked without detriment to the horses and keep unauthorised visitors out.
We believe the proposed development site is far enough away from Abbeylands Estate that we will not get the frequency of visitors from the estate that we currently get, especially if they can't get into the barn unless we are also on site and can supervise a visit.
The previous equestrian buildings, prior to the conversion were in a very poor state of repair. The scale of the previous equestrian centre was far bigger than what we are proposing. Our proposal is for a private yard with minimal horses visiting for specific work on site.
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