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Application No.: 24/00732/B Applicant: Mr & Mrs Roger Smith Proposal: Extension to stables to create hay store and erection of a new detached building to create 3No additional stables and an implement store Site Address: Claddagh Farm Sulby Bridge Sulby Isle Of Man IM7 2EZ Planning Officer: Russell Williams Recommended Decision: Permitted Date of Recommendation: 20.08.2024
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
This application has been recommended for approval for the following reason.
It is concluded that the planning application would not have any significant adverse impacts upon public or private amenities nor harm the character and appearance of the site or the surrounding area and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 25/6/2024: 2008F/01 Rev B Topographical Measured Survey
22 1672/00/A Site and Location Plans 22 1672/01 Survey Drawing
Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The application forms the residential curtilage of Claddagh Farm, Sulby Bridge, Sulby. The dwellinghouse is detached with a private driveway which extends more than 150m into the centre of the farm. - 1.2 The main dwellinghouse is a modern two stories high and of typical Vernacular of properties in the countryside with its window proportions and projecting front gable, with the later addition of a side and rear extensions at single storey. The property sits within a rural area with its own curtilage. - 1.3 The site includes two outbuildings, a stable building and converted outbuildings which accommodate a Watchmakers Workshop.
2.0 THE PROPOSAL - 2.1 The application seeks approval for the erection of a single storey extension to an existing stable building to create a hay store. A new building is also proposed, along with extended yard area, to provide three stables and an implement store. - 2.2 The proposed development will be constructed from local stone walls, slate roof and timber doors. - 2.3 Surface water from the proposed development will be directed to a soakaway.
3.1 In terms of local plan policy, the application site is within an area recognised as being an area of 'white land and woodland' not zoned for development under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, but is within an area zoned as High Landscape or Coastal Value and Scenic Significance. - 3.2 In terms of the Strategic Plan 2016, the following policies are considered to be relevant in the determination of this application: - 3.3 Environment Policy 1: 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 overriding 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.
3.4 Environment Policy 2: The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
3.5 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.
3.6 Environment Policy 10: Where development is proposed on any site where in the opinion of the Department of Local Government and the Environment there is a potential risk of flooding, a flood risk assessment and details of proposed mitigation measures must accompany any application for planning permission. The requirements for a flood risk assessment are set out in Appendix 4.
4.1 The application site benefits from the following planning history: 22/01382/B - Erection of extension to existing stable building - Permitted 2 February 2023 - 5.0 CONSULTATIONS
5.1 Lezayre Commissioners - Approve of the proposals 15.7.24
5.2 DoI Highways Services commented 4.7.24 - 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 proposals are a relatively small increase in operation, providing the proposals are for private use only i.e. not public or commercial use, due to the single track nature of the access and driveway. - 5.3 DOI Flood Risk Management 08 and 11.07.24 - No objection subject to condition - if this application is approved FRM would request that the Application is Conditioned for the use of livestock and storage only.
6.1 No comments have been received. - 7.0 ASSESSMENT
7.1 The key considerations in the assessment of this planning application are;
7.2 The proposed development would to provide and additional stabling and storage for the private use of the applicants.
7.3 The principle of development has been accepted previously and the scheme now being considered represents a new design approach. The need for additional stabling is taken to exist as previously. As such, subject to consideration of the landscape impact of the proposal, the principle of development is accepted in this instance given its modest scale and location adjacent to the existing building and yard. LANDSCAPE IMPACT - 7.4 The existing stable building sits in a remote, privately owned part of the countryside and is not immediately visible from the highway, if at all given the topography and landscape in this part of Sulby. There are also larger buildings to the south, south west and west of the site which provide screening and ensures that the development is well related to existing built form. The proposals would not, therefore, be isolated in the landscape. - 7.5 The design, scale, siting and layout of the development is in keeping with the immediate setting and the finished materials will ensure that the impact upon the character and appearance of the landscape is minimised, with the development assimilating into the immediate setting of the landscape. - 7.6 The proposed works would not be visible form public views, although the development is considered appropriate in terms of scale, appearance, layout and overall design. It is considered the proposed development would not have a harmful impact on the character and appearance of the site or the surrounding area in general in accordance with Strategic Plan policies EP1, EP2, & 21. FLOOD RISK - 7.7 The application site is within an area identified as being at high risk of fluvial flooding. Notwithstanding, the DOI Flood Risk Management team do not object to the proposals subject to a condition being imposed restricting the use of the development to livestock and storage. - 7.8 Such a condition will ensure that the use of the development is low risk and suitable for an area at high risk of flooding. - 7.9 A condition is therefore recommended to restrict the use as set out above. CONCLUSION - 7.10 For the reasons set out above, it is concluded that the planning application would not have any significant adverse impacts upon public or private amenities nor harm the character and appearance of the site or the surrounding countryside. The development will therefore comply with the aforementioned planning policies of the Isle of Man Strategic Plan 2016 and it is recommended that planning permission be approved.
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 the Acting Head of Development Management 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 : 21.08.2024 Determining officer
Signed : A MORGAN Abigail Morgan Acting Head of Development Management
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