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Proposal: Mr Mathew & Mrs Lynda Ingham Alterations and extensions to stables and conversion of feed store and open bay to create two additional stables (partial retrospective) Stables Ballaclucas Farm Top Road Crosby Isle Of Man Site Address: Case Officer: Photo Taken ; Expected Decision Level: Planning Committee Miss Laura Davy
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE FOR DETERMINATION AS THE PREVIOUS APPLICATIONS HAVE BEEN BEFORE THE COMMITTEE.
1.0 THE SITE - 1.1 The application site is the curtilage of the manege, stable block, yard and access track at Ballaclucas Farm which is situated on the Crosby Top Road in Mount Rule, Marown. Ballaclucas Farm is situated to the northern side of the highway; the farm track is situated to the eastern side of the farmhouse and provides access to the stable yard and manege. The applicant also owns a number of the fields surrounding the application site. - 1.2 Ballaclucas Cottage and Ballaclucas Bungalow are shown on the location plan, however this is an old plan and it does not show the replacement dwellings now on these sites. To the western side of the manege is the rear garden of Ballaclucas Cottage, the dwelling is to the south west of the manege, and therefore further from the existing stables and yard.
2.0 THE PROPOSAL - 2.1 The application seeks approval for the alterations and extensions to stables and conversion of feed store and open bay to create additional stables (part retrospective). - 2.2 The feed store and tack room would be erected off the side elevation of the converted open bay, this structure would measure approximately 11m x 4m and would be built in blockwork, and this would be finished in render to match the open bay. The feed store and tack room would have treated timber boarding above the rendered blockwork.
3.0 PLANNING HISTORY - 3.1 The following applications are considered to be specifically material in the assessment of the current application: PA 95/01354 Erection of horse stables, including tack room and hay store - refused
PA 08/01437 Erection of extension to stables/implement store and creation of manege (retrospective) - approved
PA 13/00083 Extension to existing stables (part retrospective) - application withdrawn PA 13/00701 Certificate of lawful use for the running of a livery stable yard business granted PA 13/90994/C Removal of condition 2 of PA 08/01437/R regarding the usage of the manege
4.0 DEVELOPMENT PLAN POLICIES - 4.1 The application site is within an area zoned as "Area of High Landscape or Coastal Value and Scenic Significance" identified on the 1982 Development Plan. Given the nature of the application it is appropriate to consider Environment Policy 2, Environment Policy 19 and Environment Policy 21 of the Isle of Man Strategic Plan (20th June 2007). - 4.2 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:
4.3 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 quaiity 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). - 4.4 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 buiidings must be designed in form and materials to reflect their specific purpose; in particular, cavity-wall construction should not be used.
5.0 CONSULTATIONS - 5.1 Marown Commissioners have no objections. - 5.2 Highways Division do not oppose
6.0 ASSESSMENT - 6.1 The application seeks approval for the alterations and extensions to stables and conversion of feed store and open bay to create two additional stables. The main issues to consider in the assessment of the application are the impacts upon the countryside, the impacts upon the amenities of the neighbouring properties and the impacts upon highways safety.
6.2 The site is within an Area of High Landscape or Coastal Value and Scenic Significance and therefore not zoned for development. There are however policies which allow for some development within the countryside, in this instance Environment Policy 19 and Environment Policy 21 of the Isle of Man Strategic Plan are specifically relevant - 6.3 Environment Policy 2*wfetch aims^ protectif^i Areas of High Landscape or Coastal Value
and Scenic Significance. However within this policy it does allow for development where it can be demonstrated that the development would not harm the character and quality of the landscape or the location for the development is essential.
6.4 The proposed alterations and extension to the stable block would be confined to the yard area and would not project into the undeveloped field area. Therefore the alterations to the buildings would have a limited impact upon the character and quality of the landscape. - 6.5 The proposed alterations and extension to the stable block would respect the character and appearance of the existing building group in terms of the size, design and finish. They would not have a detrimental impact to the character and appearance of the countryside and would be designed for their purpose. The feed store and tack room would be taller than the adjacent buildings this is due to the need for storage of hay bales which are large and would need to be stacked. - 6.6 Given the siting of the proposed extension and the finish of the buildings it is considered that the proposed alterations and extensions would not result in an unacceptable intrusion into the countryside. - 6.7 The existing access is below standard, however the application site has an existing use as a livery yard business and the addition of two stables is unlikely to significantly increase the intensity of the use. It is therefore considered that the proposed works would not result in a significant increase in traffic using the access. - 6.8 For the above reasons the application is considered to be acceptable and is recommended for approval.
7.0 PARTY STATUS - 7.1 The local authority, Marown Commissioners is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded interested person status. - 7.2 The Highways Division of the Department of Infrastructure is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (d), considered an "interested person" and as such should be afforded interested person status.
Recommendation
Recommended Decision: Permitted
Date of Recommendation:
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C2. The development hereby permitted shall not be carried out except in full accordance with the following plans PlO-01, PlO-02 and PlO-03 received on 6th January 2014.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Signed :............ Presenting Officer
required, signing officerto delete as appropriate
YES/NO
3 4February 2014 14/00005/B Page 4 of
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