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Planning Statement - September 2024
Part of Field 534081 on Bibaloe Beg Road for three Stables and Tack / Feed storage
At the end of 2023 I was able to realise a lifelong goal which was to purchase my own land (circa 6.4 acres) which could be used to home my horses.
I have been involved with horses since I was a child and attended Bishop Burton College of Agriculture to study for a National Certificate in the Management of Horses. I have two horses, both are Thoroughbreds, one of which retired from racing three years ago and now has a second career as a hacking / general riding horse for me here on the Island. The other is still based in the UK and will travel over to the Island to be rehomed with me when their racing career ends.
I am currently paying a monthly fee to keep my horse on a DIY livery yard in Lonan with access to some grazing and a stable, however, I am travelling there and back to attend my horse twice a day (sometimes three times a day - with each journey being a 10 mile round trip). I work at the hospital and these journeys are eating into my time / work life balance. They have also increased my usage of a motor vehicle, fuel consumption and maintenance expenditure. These would be reduced by having the horses accommodated closer to my home in Onchan on the land that I own. The field is under two miles from my home and the journey can be walked; thus, reducing my carbon footprint and monthly expenses significantly and improving my wellbeing.
There would be little impact in the way of traffic as I plan to walk to and from the field as often as I can. I also need to be within walking distance should the weather make driving impossible during the winter as the horses will need to be attended to and I am not living on the land. I already visit the field regularly as I have a small patch there which has been cleared for growing flowers, vegetables and fruit and this has not caused any issues for anyone. I will require the services of a farrier every six weeks, annual check-ups from a horse dentist / physiotherapist and occasional veterinary care. However, there is no available parking on Bibaloe Beg Road, which is a narrow public road, and I would require some parking within the field entrance for my vehicle and the aforementioned service providers for when they visit. I already park within the gateway of the field when I visit. Any parking area would require some sort of covering e.g. wood chippings / hardcore, especially during the winter months to avoid creating a vast amount of mud and restricting access.
It should be noted that there are some trees within the field boundary to the left upon entering the field from the road (see the photograph provided). It is assumed that these established Sycamore trees will not be allowed to be removed, however, they pose a risk as they are poisonous to horses if the “helicopter” seeds are ingested. I have therefore erected a fence (see the photograph provided) which separates the field and therefore reduces the risk considerably to any horses and other livestock grazing – sheep will be used to maintain the grass until the grazing is suitable for horses. The new fencing keeps any horses and livestock away from the road, away from any vehicles and my growing patch. It also stops any people passing on the road from petting / feeding any animals that may grazing on the land.
It is for this reason why the proposed location for the stables has been chosen. In addition, the site is fairly level but may need a very small amount of ground work done for the concrete base for the stables to be erected on. The L shape positioning would shield the horses from easterly sea winds and the hedge behind the proposed stables would also offer some further
protection from the weather. There would be no need for any hedging to be removed, there will be enough gap left between the existing hedge and the proposed stables to be able to get behind and cut back annually. The proposed stables would not only be away from the risks the Sycamore trees pose, but also from the underground electric cable. An old MEA Wayleave Agreement came to light during the recent purchase searches, which was another reason to put in fencing to separate the field grazing from the underground cabling. The recently registered Office Copy following the purchase has been amended to now show the Wayleave Agreement.
There is a water trough sited within the entrance from the road and an MUA representative who visited the site advised that he believed the trough was connected to the mains. Having this access to water will be able to provide the field and stables with a constant water supply. A power source for lighting the stables when it is dark is still to be established. There is an electricity supply in the area as there are some residential properties on the Bibaloe Beg Road. I would also consider using solar panels to provide lighting
A midden will be positioned outside of the grazing area, it will be kept well maintained and horse / stable waste will be reused to make compost to be used on my growing patch.
Thoroughbreds require a higher level of care and maintenance than most other types of horses. They are extremely intelligent and are herd animals that thrive on the company of other horses. The stables will provide a dry place for them to rest and shelter from bad weather which is a necessity for this thin skinned breed. It is also important that stables are available for this breed during the summer months as they can over heat and the shade will provide relief from the sun, horseflies, black flies and midges. One of the horses has an allergy to midge saliva.
The stables will meet the standard British Horse Society guidelines for horse stable management and welfare for horses - the minimum is 12ft by 12ft (3.65m x 3.65m) for the floor size of a stable and 8ft (2.48m) in height. The stables will also allow me to remove the horses from the land to control their grass intake during the spring when over consumption of new grass can cause serious health issues and to protect their grazing from poaching during prolonged wet weather and over the winter.
In addition to the stables a modest tack / feed room is required to store the weekly amount of hay and bedding needed to be used when the horses are stabled over the winter, as well as some hard feed, tack and turnout / stable rugs for the horses. The third stable will be used for isolation purposes should either of my horses become ill and no contact is allowed between them, or they damage their stable and need to be moved for repairs to be undertaken. It can also be used for dry storage for equine / yard equipment such as a wheelbarrow and brooms etc, or a further companion horse should one ever be required.
Upon checking with DEFA the Agricultural Land Use Capability Map shows my land to be class 3/4. The land has not been used for many years and its upkeep has been neglected during this time. Since purchasing the land, I have had to engage a contractor to remove a
significant amount of overgrown gorse and brambles and has had to cut back the grass and hedges in order to gain access to the boundaries for repairs to some of the existing fencing at great expense to me. The grazing will be managed by a contractor e.g. hedge pruning. The owners of the neighbouring properties have commented to me that they are glad to see the land being tidied up and welcome it being put to some use. It is understood that the land was last used for grazing horses many years ago. As previously stated, I do not foresee an increase in traffic or a loss in local amenity as a result of the proposal.
With regard to landscape assessment my field sits in D3 Conhrenny & Groudle on the Area Plan for the East. My proposal is not for a large scale equestrian development, but for essential equine stabling which is very modest in size and appearance and its construction is typical of this type of building with a shallow pitched roof system, no first floor and a timber construction on a suitable base such as concrete.
The visual impact for the properties on Bibaloe Beg Road will be minimal as the proposed positioning, as well as the existing hedging and Sycamore trees prevents any significant view of the proposed stables. No trees or hedging will need be removed in order to construct the stables.
The site has not been the subject of any previous applications.
In addition, the application for the erection of five stables, sanded exercise arena, day room, tack room and hay barn which falls within the same landscape assessment (D3 Conhrenny & Groudle) may be considered relevant:
• 20/00758 – Ballakillmartin Cottage, Whitebridge Road, Onchan – permitted.
The included drawing of the proposed stables and tack / feed room details the ground measurements. The stables and tack / feed room are L-shaped in design and will be of a timber construction. They will be built on a suitable base such as a concrete foundation. The eaves level is 8ft (2.4m) - this height measurement is the required minimum height as per the British Horse Society guidelines.
It is proposed that they be purchased in flat pack / kit form from an established supplier of equine stabling. They are designed in form and materials that will properly reflect their use and will be in keeping with the countryside environment. Please see the attached example picture to provide an impression of what the stable block will look like.
The proposed stables will have no impact on the existing ecology, hedging or trees. There would be no need to remove any of the existing trees or hedging to fulfil the proposed plan. My wish is to enhance the ecology by using part of the field unsuitable for grazing horses to organically grow flowers, fruit and vegetables, as there are no allotments or plans for allotments in Onchan, and to use the waste from the horses such as their manure, straw and wood shavings to make compost to use on my “no dig” growing plot.
I would also like to request the use of the field be changed from agricultural to equestrian.
Thank you.
Ms Amanda Underwood
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