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The application site forms the curtilage of Field 130284 (formerly Field 284), Clenagh Road, Sandygate, which is located on the eastern side of the Clenagh Road and south of Sandygate.
This application seeks approval for the erection of stables. The stables would be sited to the southwest corner of the site and would be used for accommodating Shetland ponies.
The stables ('L shaped') would have a total width of 13.3 metres, a depth of 8.5 metres and a ridge height of 3.3 metres. The stables would be a timber framed building (single skinned walls) finished with timber cladding.
The existing site is currently accessed from the Clenagh Road, due to an existing access. A driveway (hard surfacing) runs from this access along the eastern boundary of the site to the southwest area of the site where the proposed stables would be sited. Further hardstanding fronting the stables is also proposed.
The application site is within an area recognised as being an area of "white land", not zoned for development, and within a Nature Conservation Zone, Nature Reserve and Site of Ecological Importance for Conservation" all under the Isle of Man Development Plan Order 1982. The site is not within an area zoned as High Landscape or Coastal Value and Scenic Significance.
As the site is located within an area of "White Land" within the countryside and the type of development proposed, the following policy is relevant:-
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."
There are no previous planning applications which are considered relevant in the assessment and determination of this application.
Lezayre Parish Commissioners:- "approved unanimous." Highways Division:- "Do not oppose has no adverse traffic management, parking or road safety implications" Manx National Heritage:- "I write on behalf of Manx National Heritage, whose statutory responsibilities pertaining to the protection of the cultural and natural heritage of the Isle of Man are defined under the terms of the Manx Museum and National Trust Act.
The location for this proposed development is a field which forms part of an area of semi-natural grassland. Although the planning application does not indicate any intention to drain the field, the marshy nature of the ground may require drainage management operations which would affect the wildlife habitats present.
It is stated in the application that the proposed stable block is within eight metres of a ditch alongside a hedge. Since no new measures are proposed to deal with foul water, the question arises as to how waste material from the mucking out of animals stabled in the building will be dealt with, and how pollutants from the waste will be prevented from entering the ditch system.
From the drawings supplied, it is evident that this would be substantial block of buildings in an area of open countryside. The planning application does not give any indication of how the security of the
stable block is to be overseen, as it does not appear to be associated with any nearby residence. This suggests that the application may not be an isolated one and that further developments may be proposed in this rural setting in connection with management of the block and the animals and equipment it is intended for."
The owners/occupiers of Glebe Cottage, Maughold have objected to the application which can be summarised as; proposal is in an isolated position in a flat prominent location; and proposal could lead to an application for a new dwelling.
The Authority has received no other privately written representations objecting to the application.
As indicated previously, Environment Policy 21 requires to be considered for this type of development. The first issue this policy deals with is whether the proposal would be detrimental to the character and appearance of the countryside in terms of siting, design, size or finish.
The stables is located within a parcel of rectangular shape (directly adjacent to the public highway), which is surrounded by mature hedgerows and trees. This landscaping around the immediate area of the stables will significant limit the appearance of the stables and hardstanding when travelling from Sandygate in a southerly direction along the Clenagh Road.
There are hedgerow/bushes along the southern boundary of the site, but they are not continuous like the western boundary, although the amended position of the stable block would utilise an area of landscaping along the western boundary which is mature and substantial.
The applicants have also indicated that further planting would be undertaken along the western boundary to reinforce the existing landscaping. A landscaping condition should be attached to ensure this.
This existing and proposed landscaping will help reduce the visual appearance of the stable when travelling along the Clenagh Road in a northerly direction (towards Sandygate). Travelling from a southerly direction (towards Sulby Crossroads) the existing mature and substantial landscaping would screen the proposals.
The applicants have commented on the concerns of Manx National Heritage of pollutants from the stables entering the watercourse by indicating the stables will have "Aquamax" laid on the floors which will be cleaned out on a daily basis. This product is a dried wood pellet material which soaks up urine deposits and the mucking out operations would be confined to soiled areas only. This material can be dried and re-cycled if required and does not necessarily have to be disposed off.
Consequently, the applicant's state there would be no wet operations, such as hosing down, as there is no mains water on the site. Therefore there is no danger of waste material entering the ditch system as suggested by Manx National Heritage.
Overall, for the reasons set out in this report, it is considered the proposal would comply with the relevant policies as indicated within the Isle of Man Strategic Plan and therefore it is recommended that the application be approved.
The following parties meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Lezayre Parish Commissioners Manx National Heritage
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
The following parties do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
The owners/occupiers of Glebe Cottage, Maughold
Recommended Decision: Permitted
Date of Recommendation: 23.06.2011
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the erection of a stable block as proposed in the submitted documents and drawings SM10/234/1/B, SM10/234/2 and SM/234/3 received on 24th December 2010 and 8th April 2011.
C 3. No development shall take place until full details of a landscaping scheme shall have been submitted to and be approved in writing by the Planning Authority which show the additional planting scheme along the southern boundary of the site and these works shall be carried out as approved. All planting shall be carried out in accordance with the approved details in the next available planting and seeding seasons. Any tree or shrub which within a period of 5 years from the completion of the landscaping works, is removed, or becomes seriously damaged or diseased shall be replaced in the next planting season with another similar size and species, unless the planning authority gives written consent to any variation.
C 3. The stables may only be used for equestrian purposes. C 4. The side elevations and the roof of the stable block are required to be painted/finished in a olive green/dark green colour and shall be kept and maintained thereafter.
C 5. In the event of the stable block erected under this approval becoming redundant they must be taken down along with all ancillary infrastructure (hardstanding) and be removed from the site within 3 months of the cessation of use and the land restored back to its original use.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Senior Planning Officer.
Decision Made : Permitted Date : Signed : Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed : Jennifer Chance Senior Planning Officer
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