6 August 2014 · Committee
Stable Block, Praslin, Grenaby Road, Ballabeg, Castletown, Isle Of Man, IM9 4hd
The proposal involved demolishing the existing stable block and erecting a new equestrian building measuring 76 metres wide, 22 metres deep, with an eaves height of 4.5 metres and a ridge height of 36.2 metres. The building would accommodate nine stables, a 60m x 20m indoor training and exercise arena, a horse solarium, tack room, and hay store, all clad in deep green sheeting. The site sits in open countryside approximately 70 metres from Grenaby Road, with the fields already lying below road level due to the sloping topography. The main planning issue was the visual impact of a large agricultural-style building in the countryside. To address this, the design incorporated ground-level lowering so that the north-western corner of the barn would sit approximately 2.8 metres below the top of the adjacent field boundary bank, with a new 1.5-metre grass bank planted along the eastern elevation. The officer concluded that the combination of the building's sunken position, dark green finish, existing 2–2.5 metre Manx sod banks along the roadside, and additional landscaping would limit views from Grenaby Road to a degree that would not significantly harm the visual amenity of the countryside.
The committee was satisfied that the building's visual impact would be adequately mitigated by its partially sunken position below the surrounding field levels, the dark green external finish, the existing roadside sod banks, and proposed additional landscaping. Although the building would be visible from Grenaby Road, the harm to countryside visual amenity was judged insufficient to warrant refusal. The proposal was found to comply with relevant planning policies.
Development will not be permitted outside of those areas which are zoned for development
General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land (1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage. 6.4 Planning Agreements 6.4.1 Where development is acceptable and in accordance with the provisions of this Plan and the relevant Area Plan, but raises issues which cannot be addressed by the imposition of planning conditions, the Department will seek to conclude an Agreement with the developer under Section 13 of the 1999 Town and Country Planning Act.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
The building may be used only for equestrian purposes (and for the keeping of ewes/lamps during spring time lambing).
Condition 3
No approval is hereby given for any external lights to be installed to the approved building unless otherwise agreed in writing with the planning authority.
Condition 4
The equestrian building hereby approved shall be removed and the ground restored to its former condition in the event that it is no longer used or required for equestrian purposes.
Condition 5
The external roof and walls on the new building must be a dark green/olive green colour and be retained thereafter.
Condition 6
Within one month of the building hereby approved being occupied, the existing temporary field shelter and the horse box trailer (green in colour) are to remove from site.
Condition 7
The equestrian building may only be used for the training of horses owned by, or under the training, or guidance of the yard manager/owner in association with the occupation of the principal dwelling 'Praslin'.
Condition 8
Notwithstanding the landscaping details provided, no development shall take place until full details of soft landscaping works have been submitted to and approved in writing by the Planning Authority and these works shall be carried out as approved. Details of the soft landscaping works include planting along the entire western elevation of the building within the adjacent field (Nr 421019) and the height of the grass bank on the east side (which should be at least 1.5m) with planting on top of that bank of native species (gorse and hawthorn or any other appropriate species). All planting, seeding or turfing comprised in the approved details of landscaping and the erection of the bank fronting the entire eastern elevation of the building must all be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the building, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Condition 9
The existing parking area shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
