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Application No.: 24/00187/B Applicant: AMG Investments Proposal: Erection of a field shelter, associated stables, and storage; additional use of agricultural field for equestrian use. Site Address: Field 524940 Quines Hill Port Soderick Isle Of Man Planning Officer: Hamish Laird Photo Taken: 01.06.2023 Site Visit: 01.06.2023 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 16.05.2024
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Reason: To minimise the impact of the development on Bats, Birds and any other Protected Species and safeguard the rural character and amenities of the area including minimising the impact of the development on the rural night sky.
Reason: To ensure that the private equestrian facility remains as part of the planning unit comprising the Ballamona Estate. This is due to the size and scale of the development, the approval of existing related equestrian development, and its close proximity to the Ballamona Estate Barn, Farmhouse, Manor House and Mill all of which are located in the open countryside
where planning permission for a separate equestrian facility closely related to adjoining living accommodation would not be granted unless there was an identified and justified need; and, to protect the residential amenities of occupants of the adjoining Barn, Farmhouse, Manor House, Mill and residential properties in Quines Hill. This accords with the provisions of General Policy 3 b) and g); and, Environment Policy 1 and 22iii) in the Adopted Isle of Man Strategic Plan (2016).
Reason: To ensure that trees to be retained on and around the site are protected throughout the construction period.
This application has been recommended for approval for the following reason.
Overall it is concluded that the planning application for the erection of a stable block, field shelter and associated storage facilities; and, the use of land for the equestrian purposes accords with the provisions set out in General Policy 2 b) c) d) g) i) l) and m) Environment Policies 1, 7, 19, 20, 21, and 22 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; The development should be carried out strictly in accordance with the following approved plans, documents and details: Drawing No. 2202-FS-00 - Location Plan;
Additional Persons None. _____________________________________________________________________________ Officer’s Report THE SITE
1.1 The site area comprises Field 524940 and is part of Ballamona Estate which is located in open countryside to the south of 'Quine's Hill' on the Old Castletown Road (A25). The site is estate is approximately 122 acres (493,716.5 square metres), and is bounded to the South by the Steam Railway line and Marine Drive (A37) Access to the Estate is via the A25 (old
Castletown Road) with driveways running from the North and the East as identified on Drawing
1.2 The proposed site is on the edge of field 524940 which is currently used as paddocks for grazing horses. The field has a total area of 10.85 acres (44,000 m2). The perimeter of the field is bounded with a mature Manx earth bank and post and wire fence on all sides. The site gently slopes from north (Quine's Hill / Old Castletown Road (A25) to south. To the north, the proposed site is bordered by neighbouring properties 'Cleveland', 'Ballaleshin', 'Cronk View', 'Cronk Rhenny Villas', 'Cronkrhenny' and the Recreation Hall. To the west and south, the site is bordered by mature deciduous trees. The site is accessed along an existing private driveway via existing gates.
2.1 The application seeks planning permission for the erection of a field shelter, associated stables, and storage; and, additional use of the present agricultural field for equestrian use. - 2.2 The field shelter, associated stables and storage on the edge of field 524940 - (see
2202-FS-01 - Proposed Site Plan). The proposed building would be 29.2m long x 3.86m wide and will have an external footprint of 112.8m2.
It will accommodate:
The building will be timber frame construction sat on a concrete base. Externally, it will be clad in pressure treated FSC certified shiplap cladding (figure 5). The roof of the stable block will extend by 1.8m to create a canopy and will be supported on timber posts. The roof of the field shelter will project 1.2m with no supporting posts. The roof is to be finished in fibre cement corrugated sheeting in a green colour.
2.3 The application is accompanied by a full set of drawings; a Design and Access Statement; and, an Arboricultural Impact Assessment; Tree Protection Plan (TPP) & Method Statement produced by Manx Roots Tree Management and dated March, 2022.
3.00 PLANNING POLICY - 3.1 The application site lies within an area not designated for development and within an area of High Landscape or Coastal Value and Scenic Significance (AHLV) on the Town and Country Planning (Development Plan) Order 1982. On the Area Plan for the East (2020) the site is featured as an area not designated for development. The site is not within a Conservation Area. - 3.2 In the Isle of Man Landscape Character Assessment (July 2008) at Figure 3.1 'Landscape Character Types and Areas', the site is identified as being within a Landscape Character Area that is broadly classified as 'D13 - Santon' - Incised Slopes. - 3.3 Within the Isle of Man Landscape Character Assessment Written Statement (July 2008) under section 3.0 Landscape Character Area (LCA), page 126, the Landscape Strategy is:
"The overall strategy should be to conserve and enhance the character, quality and distinctiveness of the area, with its wooded valley bottoms and wooded horizons, its scattered settlement pattern, its Victorian pleasure glen and the railway."
"Key views
Open and expansive views from the higher areas along the rugged coast in the east and inland towards the upland areas over Braaid.
3.4 It is noted the site is not identified as being at flood risk. - 3.5 The site lies partly within a Registered Tree Area 0770 in this location.
The following policies of the IOM Strategic Plan (2016) are considered relevant to the consideration of the application:
3.6 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application: Strategic Policy
5 Design and visual impact 10 Sustainable transport
Spatial Policy 5 Building in defined settlements or GP3
General Policy
Environment Policy 1 Protection of the countryside 3 Protection of trees and woodland 4 Wildlife and Nature Conservation 7 Protection of existing watercourses Paragraph 7.15 - Equestrian Pursuits and Polices EP19 - 21
Transport Policy
4.00 PLANNING HISTORY - 4.1 There is an extensive planning history relating to the site of the Ballamona Estate, especially in relation to the provision of equestrian facilities, as well as the adjoining site of the Manor House; Farmhouse, Barn and Mill. The site history is rehearsed below:
4.1 Manor House 04/01191.B - roofing over internal yard area - Permitted - 2/8/2004. 12/01245/B - erection of replacement dwelling with garage block and landscaping - Permitted 30/1/2013.
4.2 Farm House 10/00493/B - alterations, extensions and renovation of existing dwelling - Permitted 29/6/2010.
18/00228/B - extension to farmhouse and barn, development of private equestrian facilities with horse walker, relocation of poly tunnel and associated landscaping - withdrawn
4.4 Mill 90/04196/A - Approval in principle for conversion of derelict mill into a dwelling - Permitted 1/1/94.
4.5 Additional development
17/00294/B - erection of poly tunnel - Permitted - 8/5/2017. 17/00738/B - erection of poly tunnel - Permitted - 17/8/2017. 17/01001/B - extension of existing manage - Permitted - 27/10/2017.
4.6 Farmhouse and Barn 22/01167/B - Alterations, extensions to existing dwelling and conversion of outbuildings to form residential accommodation together with the erection of a garden room and domestic garage and associated landscaping including a natural swimming pool - Permitted by the Planning Committee - Meeting date - 21/7/2023. Decision issued 25/7/23. - 4.7 Equestrian Facilities
22/01386/B - erection of private equestrian facilities. These facilities include an indoor riding arena with associated stabling, tack, and equipment stores, along with an outdoor manage, hay barn, field shelter, horse-walker and associated landscaping. Permitted - 9/8/2023. This application was intended as an amendment to the previously approved scheme PA 12/01285/B.
5.0 CONSULTATIONS REPRESENTATIONS - 5.1 Highway Services - Comments received - (26.2.2024) - "24/00187/B - After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking, as the existing accesses are acceptable for the proposals." - 5.2 Braddan Parish Commissioners (1.3.24) - No objections. - 5.3 Forestry, Amenity and Lands, CHA (28.02.24).- The proposed stables are located adjacent to a registered area of high-quality trees. In order to have a high degree of confidence that the proposal will not have an adverse impact to these trees, I would like to
request a tree protection plan, complete with details of the size of the root protection areas of the adjacent trees. I request that this information is provided prior to determination.
6.1 Whilst there is a presumption against development here, Strategic Plan Environment Policies 19 and 21 make it clear that equestrian related development can be considered acceptable subject to certain conditions. In this case the site is within an area where the soil capability is graded as 3. The location of the buildings is close to other existing structures to the south-0east at the Manor House, Barn, Mill and site of the proposed equestrian centre (See PA 22/01386/B). It is set against a backdrop of trees, and hedging located in the south-eastern part of Field No. 524940, with dwellings located to the north in Quine's Hill being some 150m away. The style, design and finish of the stable building, tack room and feed store, rug store, and field shelter (all combined in one structure) are considered to be appropriate for their equine related use. The development is, therefore, considered to accord with EP's 19 and 21. EP20 is not relevant as the development is not significant or in an area of High Landscape Value and Scenic Significance. - 6.2 Approval is also sought for the use of the land for the keeping of horses. The keeping of horses is not considered to be 'agriculture' unless the horses are used to farm the land, or are bred to provide meat or clothing. A change of use planning permission is therefore, required for the grazing of horses on agricultural land. Agricultural practises such as the keeping pf cattle, sheep or chickens on the land would not themselves require planning permission because agriculture (as well as forestry and horticulture) is the default land use on the Island and on the UK mainland. - 6.3 It is noted that a significant amount of equestrian related development and keeping of horses already occurs on the Ballamona Estate. The area covered by Field No. 524940, is maintained as grassland, and is not species rich. Nor, does it contained any protected plants or habitats. The impact of the development would have little adverse impact on the ecology of the site, and it is considered that the visual impact of the proposed development arising from the erection of the stables, and including the change of use of the land for equestrian purposes involving the keeping of horses, is acceptable. - 6.4 It is noted that no neighbour comments have been received and it is considered that the siting of the stables is unlikely to give rise to issues of noise and disturbance from fractious horses given that the stables would be sited approximately 150m from the curtilage of the nearest dwelling. Given the use of the stables and its association with the PA 22/01386/B equestrian facility and associated development, which is restricted by condition as a private facility, it is noted that the proposed stables and use of the field for keeping horses is for private use, which is in line with the approved equestrian centre. The applicant is experienced in equestrian eventing and management and the bringing on of high quality bloodstock for such purposes. A condition can be attached to any planning permission granted restricting the use to a private use only, albeit it is unlikely that the site would be operated as a commercial livery. It is clear that the siting of the stables in this location would be sufficient distance away from neighbouring residents to not to be considered a nuisance to them in respect of noise or activities carried on within and around the equestrian facility. This would accord with the provisions of Policy EP22 iii) in the Adopted Isle of Man Strategic Plan (2016). - 6.5 In order to minimise further any potential for harm to bats and other protected species, Officers consider that the details of any scheme for outdoor lighting should be conditioned to ensure that any such impacts are minimised and to protect the quality of the rural night sky from any unnecessary light-spill. This would accord with the provisions of Policy GP2 c) d) and m) and Policy EP22 iii) in the Adopted Isle of Man Strategic Plan (2016). - 6.6 In order to minimise any impacts arising from the development on Registered Trees which are located in Group 01 immediately to the west of the site along the main drive serving
7.1 It is considered that the development complies with the provisions set out in General Policy 2 b) c) d) g) i) l) and m); and, Environment Policies 1, 4, 5, 7 19 and 21 in the Isle of Man Strategic Plan 2016, and the application is supported. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Date: 22.05.2024 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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