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Nab Farm, Top Road, Crosby, Isle of Man.
1.1. The proposals seek full detailed approval for an Equestrian Ménage and Stable Facility at Nab Farm, Top Road, Crosby and are submitted following the refusal by the Planning Committee on 30th October 2008 for a similar facility for the reasons that; "The proposed development, by reason of its siting, design and size would be visually intrusive and harmful to the landscape character of the locality contrary to Environment Policies 1, 20 and 21 of the Isle of Man Strategic Plan 2007 which presume against large scale equestrian developments such as this proposals in areas with High Landscape or Coastal Value and Scenic Significance unless there are exceptional circumstances and do not permit buildings for the housing of animals where harm would be caused to the character and appearance of the countryside. In this instance there are no exceptional circumstances sufficient to justify approval of the proposals in the face of the harm that would be caused and the policy conflict." 1.2. The current proposals significantly differ from the previously refused application in that they are sited outside the area designated as High Landscape or Coastal Value and Scenic Significance. As such, it is considered that Policy 20 does not apply. 1.3. The following provides a summary of the main relevant policies that need to be considered in the assessment of the proposals concluding that with the detailed information submitted with the application the proposals satisfy the relevant policy requirements and accordingly should be supported and approved.
2.1. Section 7.15 of the Isle of Man Strategic Plan 2007 sets out the detailed policy requirements for Equestrian Pursuits in the countryside. In relation to the keeping of horses and the operation of equestrian activities, paragraph 7.15 .1 requires that "Sensitive siting and high standards of design, construction and maintenance are necessary to ensure that there are no adverse impacts." 2.2. The submitted Landscape Design Statement sets out details of criteria considered important in the siting of the proposals confirming that the sensitivity of the landscape has been a key consideration in the siting and construction of the facility. Whilst the proposals are sited outside the area designated High Landscape or Coastal Value and Scenic significance, the siting of the building has made the most of the opportunity to use existing ground levels to minimise any potential visual impact resulting from the height of the building. This has been further mitigated by the use of a comprehensive landscaping scheme resulting in a facility that sits comfortably in a landscape setting with minimal visual impact on the surrounding countryside. 2.3. With regard to specific relevant planning policies these are considered below
2.4. "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 of local amenity, no loss of high quality 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)" (My emphasis). 2.5. In terms of "loss of local amenity", the application site is set behind the main farmhouse and is currently one of several fields used by the applicant for the grazing of horses. The use for the proposals will not result in any loss of local amenity. The application site is neither Class 1 or 2 agricultural land and therefore there will be no loss in any high quality agricultural land. With regard to the issue of traffic, the proposals are similar to those submitted with the previous application which was not
opposed by the Department of Transport as confirmed in their consultation letter dated 3rd September 2008. 2.6. In light of the above considerations, it is considered that the proposals satisfy the requirements of Environment Policy 19.
2.7. "Buildings for stabling, shelter or care for 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." 2.8. In terms of siting, the proposed facilities and building have been carefully positioned well outside and to the north of the land designated as Area of High Landscape or Coast Value and Scenic Significance. In particular, special attention has been given to the proposed building height which is now less than that previously submitted. Any potential visual impact resulting from the height of the building has been further mitigated by the careful use of cut and fill as illustrated on the sections provided with the proposed landscape plans sections. Furthermore, detailed landscaping proposals will provide a substantial landscape setting for the facility screening the proposals from the public road. The resulting facility will therefore not be detrimental to the character and appearance of the countryside. 2.9. In relation to design and size of the proposed building, the new building will provide a traditional equestrian building similar to other similar high quality buildings approved and developed throughout the Island. Finishes are similar to those previously proposed and considered acceptable. Cavity-wall construction is not proposed. 2.10. In light of the above considerations, it is considered that the submitted proposals satisfy the requirement of Environment Policy 21.
Kaz Ryzner - December 2009.
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