Planning Officer Report

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

Officer's Report

The Site

1. The red line refers to a parcel of land within a wider area edged blue which represents the holding of Ballavartyn Equestrian Centre. The equestrian facilities were approved recently and are under construction. The site lies on the eastern side of the A5 and is accessed via a newly created entrance opposite the B37 Sloping Road. The overall site extends to around 42 acres (17ha) and contains a dwelling and outbuildings which are sited just south of the centre of the site.

The Proposal

1. Proposed is the introduction of a new drainage system for the site, piping the surface water from the site to a soakaway but not through storage tanks as was previously proposed. Also proposed is new hard surfaced pathways around the stable buildings and the relocation of the horse walker which was previously between the estate road and the stables and which is now to be moved to the centre of the circular road between the stables and the main arena. The walker will be the same as previously approved, but in a different location. The horse walker is a circular building which is 14.5m in diameter and 5.5m high and finished in blockwork up to a height of 1.8m and with timber hit and miss boarding above and a green sheeted roof. The area where the horse walker was previously proposed is now to be parking spaces.

Planning Status

1. The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 as High Landscape Value and Scenic Significance.

1. As such, there is a presumption against development as set out in General Policy 2 and Environment Policies 1 and 2:

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, historical, or social value and interest (Housing Policy 11)

Application No.:	12/01617/B
Applicant:	Mr Ken Blaymire
Proposal:	Re-location of horsewalker approved under PA 10/01672/B and creation of additional parking
Site Address:	Ballavartyn Equestrain Centre
Ballavartyn Road
Santon
Isle Of Man
IM4 1HT

c) previously developed land which contains a significant amount of buildings where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environmental 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-dependant 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."

Environment Policy 1: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."

Environment Policy 2: "The present system of landscape classification of Areas of High Landscape of 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 difference 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:

a) the development would not harm the character and quality of the landscape; or b) the location for the development is essential."

1. A material consideration of considerable weight is the previous planning permission granted on the site (see below).

Planning History

1. Planning permission was granted for a large new equestrian arena under PA 10/1672. Also, planning permission was granted for the conversion of existing buildings and the erection of new tourist accommodation under PAs 10/1660, 12/0027, 12/0028 and 12/0805 and the creation of access and replacement dwelling (PAs 12/0030 and 11/0451). The most recent application for this site was the erection of a building for storage and the sale of horse-related items - PA 12/01386 which was approved.

Representations

1. There are no representations on the file at the time of writing.

Assessment

1. The proposed changes make little change to the public impact of the development as the buildings, access and parking cannot be seen by the public, only those people visiting the site. The new siting for the horse walker will mean that the horses using the facility will be walked across the access road to get to it, which does not seem as convenient as with the previous layout. However, the facility is likely to be lightly trafficked and as such is not likely to result in traffic issues sufficient to warrant refusal of the application.

1. The proposed development is not considered to be contrary to the spirit of what has previously been permitted on the site and not so significantly different to what has approval as to warrant refusal.

Party Status

1. The local authority, Santon 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: 07.01.2013

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 a horse walker and creation of drainage and car parking all as shown in drawings P/10-01, P/10-02, P/10-03 and P/10-04 all received on 10th December, 2012.

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: 8/1/13

Determining officer (delete as appropriate)

Signed: Anthony Holmes Senior Planning Officer

Signed: Sarah Corlett Senior Planning Officer

Signed : ... Michael Gallagher Director of Planning and Building Control Signed : ... Jennifer Chance

Signed : ... Michael Gallagher Director of Planning and Building Control Signed : ... Jennifer Chance

Development Control Manager

7 January 2013

Development Control Manager

7 January 2013