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The application site forms the curtilage of Leodest Farm, Leodest Road, Andreas, which is located on the western side of the Leodest Road and northwest of Andreas Village. Within the existing site, comprises the dwelling house "Leodest Farm", which is a detached property and a old agricultural barn.
This application seeks approval for the erection of stables. The stables would be sited approximately 125 metres to the north of the dwelling house.
The stables would have a width of 10.2 metres, as depth of 7.3 metres and a ridge height of 4.3 metres. The stables would be a timber framed building (single skinned walls) finished with timber cladding.
The application site is within an area recognised as being an area of 'woodland', under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; nor within an area zoned as High Landscape or Coastal Value and Scenic Significance.
The Isle of Man Strategic Plan (20th June 2007)
As the site is located within an area of "Woodland" within the countryside and the type of development proposed, the following policy is relevant:-
Environment
Policy 21: "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 The previous planning application is considered relevant in the assessment and determination of this application:- Erection of agricultural building - 95/00562/B – APPROVED (when farm was in one ownership) REPRESENTATIONS
Highways Division:-
"Do not oppose has no adverse traffic management, parking or road safety implications"
The Authority has received no other privately written representations objecting to the application.
ASSESSMENT
As indicated previously, Environment Policy 21 requires to be considered for this type of development. The first issue this policy deals with is whether the proposal would be detrimental to the character and appearance of the countryside in terms of siting, design, size or finish.
The stables is located within a parcel of rectangular shape (directly adjacent to dwelling), which is surrounded by large mature trees and hedgerows/bushes. This landscaping around the immediate area of the stables will significant limit the appearance of the stables.
Furthermore, the closet aspect the proposal is to Leodest Road is 120 metres, which again has substantial landscaping (i.e. mature hedgerows) which runs along the western side of the highway. There is also landscaping along the entire northern boundary of the red line site, which is made up of mature trees and hedgerow.
During the winter months this screened would be reduced (currently); however, the size of the stables, distance the proposals would be from the highway, the substantial landscaping within and around the site and the finish of the stables, it is considered the appearance would not be significant or adversely impact upon the visual amenities of the countryside.
RECOMMENDATION
Overall, for the reasons set out in this report, it is considered the proposal would comply with the relevant policies as indicated within the Isle of Man Strategic Plan and therefore it is recommended that the application be approved.
PARTY STATUS The following parties meet the criteria of Government Circular 1/06 and should be afforded interested party status: Andreas Parish Commissioners
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 04.03.2011
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 approval relates to the erection of stables as proposed in the submitted documents and drawing L001, L002, L003, L004, L005, L006, L007 and L008 all received on 3rd February 2011.
C 3. The elevations of the proposed stable block are to be painted and retained in either a dark green or dark brown colour. The roof is to be finished in a dark colour.
C 4. The stables may only be used for the keeping of horses and animals and related feed and equipment in association with the occupation of the principal dwelling Leodest Farm.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made: Permitted Date: 4/3/11
Signed: Amine Senior Planning Officer
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