Planning Officer Report

Application No.:	12/01358/B
Applicant:	Mr David Craine
Proposal:	Erection of timber stables
Site Address:	Field No 334996 Land At Kiondhooag East Foxdale Road Foxdale Isle Of Man

Officer's Report

The Site

1. The site is land alongside Kiondhooag, a residential property which lies to the north of the A24 highway which runs through Foxdale from The Eairy. There are three fields which are associated with the dwelling and which lie to the south and north of the house. They amount to around 6 acres. The site has the A24 to the north and the Stoney Mountain Road to the south.

1. The site slopes upward towards the south. To the north and north east of the site is existing residential development and the developing estate relating to PA 10/01558. To the east is open agricultural land which abuts land which is known to be contaminated and which has been the subject of a restoration scheme approved under PA 12/01053.

1. To the west is open land separating the site from the industrial development in the centre of the village. The existing shed is visible from the A3 Foxdale Road to the west although not particularly prominent. The buildings on the site are also visible from the A24 within the village although again, not particularly conspicuous.

The Proposal

1. Proposed is the erection of a stable building. The building will be located directly behind an existing shed which is larger than the proposed stable. The proposed building is to be 12.4m long and 7m wide and arranged in an L shape. The building would contain four stable units and would be a maximum of 3.4m high to the ridge which is the same level as the top of the adjacent shed. The building is to be timber framed and built on a concrete pad.

Planning Status And Policy

1. The site lies within an area of Open Space on the Foxdale Local Plan of 1999, just outside an area of residential use.

1. As such the appropriate policy to be applied to this development are as follows:

Environment Policy 19 states: "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 quality agricultural land (Classes 1 and 2) and where the local

Case Officer:	Miss S E Corlett
Photo Taken:
Site Visit:	17.10.2012
Expected Decision Level:	Officer Delegation

highway network can satisfactorily accommodate any increase in traffic (see Environment Policy 14 for interpretation of Class 1 and 2)."

Environment Policy 20 states: "There will be a presumption against large scale equestrian developments, which includes new buildings and external arenas, in areas of an Area of High Landscape or Coastal Value and Scenic Significance unless there are exceptional circumstances to override such a policy."

Environment Policy 21 states: "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."

Planning History

1. Planning permission has been granted for an agricultural storage building, kennels and a stable under PAs 05/1141, 01/00488 and 99/01440 respectively.

Representations

1. Patrick Parish Commissioners indicate that they have no comment on the application.

Assessment

1. The stables will be adjacent to a group of buildings which, whilst in the countryside are very close to the village centre and adjacent to an area which is designated for residential development. The site is of a size to justify stables and the proposal will not have any adverse visual or other impact. It is considered that the stables comply with the provisions of EPs 19, 20 and 21 and as such the application is recommended for approval.

Party Status

1. The local authority, Patrick Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 19.11.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1.

The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the erection of stables as shown and described in drawing reference C/4421/1 and the location plan, all received on 4th October, 2012.

C 3. The stables may be used only for the care and shelter of horses and the storage of related equipment, feed and tack.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 19/11/12

Determining officer (delete as appropriate)

Signed : A. K. K. K. Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : _________________________ Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager