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{{image:62870}} Completed Storage next to the Mill building {{image:62871}} Bank walkways through Estate and to Equestrian firms. {{image:62872}} 7.0 LANDSCAPING & WILDLIFE
7.1 The landscape scheme for the Estate as a whole has been considered from the outset in terms of hard landscaping, tree retention and proposed planting and it is intended "to sit comfortably and naturally in a landscaped setting which acknowledges existing ground contours and exiting trees".
7.2 The areas of woodland as identified in the Local Plan 3 are to be retained and supplemented with extensive planting as part of the overall scheme.
7.3 Many elements of the landscaping masterplan have already been implemented, such as the creation of the new Manx banking, re-establishment of existing banking and the erection of stone walling and fencing. All of these elements will follow an estate style, in terms of detailing, which has been designed and executed to the highest standard. This includes the fencing of the existing manage and field gates which serve to set the tone and level of consideration that can be expected for the external works of the equestrian facilities.
7.4 As part of the masterplan scheme it is our client's intention to have a number of varieties of small, specialist, livestock within the Estate creating a private small holding which will also include managed orchards and vegetable gardens in addition to the farmed land. The proposed covered stores are likely to serve the equestrian facilities as well as providing external storage for the all external works on the Estate.
New fencing around equestrian fields to match that of the manage
Proposed Elevation Illustrating proposed planting
Additional planting is intended along the depth of the stables to assist in reducing any potential visual impact of the scheme by screening the elevation that could be considered the most discernible to the public. This planting is not intended to merely 'warp around' the building to conceal it, rather this tree planting would form part of a tree lined driveway to the lower fields as part of the masterplan scheme. An extract from the overall masterplan landscape scheme is included opposite.
Vehicular access to the facilities have also been carefully considered with the provision of parking and turning circles accommodated as part of the scheme.
The horses currently stabled on site necessitate deliveries of feed and hay as well as veterinary and farmer visits. These deliveries will increase in volume only not frequency by more horse being stabled on site. The welfare of an increased number of horses on site will not necessitate more visits from specialists therefore the volume of traffic to and from the Estate will not dramatically increase. The horses may be moved up to twice a month, which is not more than currently undertaken, and therefore there will not be more horse boxes turning onto or off Old Castletown Road.
The movement of the horses and any associated deliveries, visits or staff circulation will be limited to the secondary entrance towards the north of the site which has recently benefitted from the introduction of traffic calming measures either side of the entrance making the entrance and exit of all vehicles to the site much safer.
3 Stumpery Netsie Nose, Sycamore, Alder and Ash Specimen Trees, Liquidambar, Styraciflux, Orthgo Bikina and Taxodon Distichum Underplanting, Photostandard, Azaleas, Fistula, Eluciasis and Broadings
8.1.1 There is currently no Area Plan in operation for the Parish of Braddan and therefore reference has been made to the 1982 Development Plan. On this plan the proposed site is demarcated as being within an 'Area of High Landscape or Coastal Value and Scenic Significance' (AHLV) and will therefore be "subject to higher design standards than would normally be required"16. 8.1.2 Environment Policy 2 of the Strategic Plan states that in areas of AHLV the protection of the character of the landscape is of upmost importance. Accordingly the design approach for the equestrian facilities has been considered to respond to and respect the existing character and quality of the landscape. 8.1.3 As stated, there are a number of trees on the site which are identified on the Development Plan as being within private woodland and are therefore deemed to be registered trees requiring "greater protection under planning legislation". ${ }^{17}$ Their historical importance as well as their benefit to public amenity has been acknowledged in the works that have been done to date as the masterplan proposal. 8.1.4 In light of the above, the importance stressed on visual impact of previous application for equestrian facilities and as due diligence during the design process, the visual impact of the proposal has been considered throughout. Visual impact is defined as the following in the consultation paper for Draft PPS - "visual impact" means not only the appearance of the building and site works as viewed from the highway and any other public vantage points, but also the impact on the appearance and character of the landscape. Visual impact will be assessed having regard to -
View A from Old Castletown Road Taken July 2012
Aerial View B
Proposed View All The illustrated outline illustrates the existing built forms as well as the proposed, all of which are sited behind the line of trees. As all existing trees are to be retained the this image illustrates how the proposed property will be nestled amongst the existing trees.
Proposed View All With proposed planting in place
8.3.1 The photographs opposite along with the specified materials illustrate that the erection of the proposed equestrian facilities would not be "detrimental to the character and appearance of the countryside in terms of siting, design, size or finish" as the proposal has been developed to respond to its surroundings in its design and materiality.
8.3.2 The ground at the most public vantage point along Old Castletown Road is at a level circa +108m. The ridge height of the existing Mill building, in the foreground of the photograph, is at a level of circa +104 and some 250m away from the road side boundary. The proposed riding arena and stabling sits further away again from the public highway and, due to the natural fall in the land, the ridge height of the riding arena, being the highest proposed point at +103, is approximately one meter lower than that of the Mill.
8.3.3 By siting the proposal near the existing cluster of trees and buildings the scheme does not detract from the characteristic of open country land of the site and "does not affect adversely the public views of the sea".
8.3.4 These images illustrate that the proposal has been sensitively and unobtrusively integrated into the landscape and in addition, as previously described, the landscaping has been considered as a coherent plan for the Estate with additional planting proposed, both formal and informal, to further soften the appearance of the buildings.
8.3.5 Those glimpses that the public may have of the buildings will reveal construction befitting its stunning location and scale of Estate, with architectural detailing and specification of the highest quality.
8.4 VISUAL IMPACT ASSESSMENT
8.5 The visual assessment of the scheme has been assessed in accordance with current guidelines and accordingly:
trees has been carefully considered in relation to the overall masterplan
existing buildings has been determined to read as part of the existing group of buildings
exceptionally high standard and are to be respectful and complementary to those already found on site.
Bug house at Gallamona
10.0 SUMMARY
10.1 In summary, it is felt that this proposal should be supported because:
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