Planning Justification Letter

18th September 2013.

The Secretary, Planning Committee, Department of Infrastructure, Planning and building Control, Murray House, Mount Havelock, Douglas. Isle of Man.

Dear Sirs,

RE : Proposed relocation of vehicular access into site, new stable block and new horse riding manege at “Ballagilley Farm”, The Hibernia, Ramsey. Isle of Man. For Mr A.B. Byers.

Please find enclosed copy of our planning application prepared in connection with the above together with the following supporting letter which has been prepared to assist your department in processing the submission.

This application seeks detailed planning approval to relocate the existing vehicular access into the site, construct a new stable block and construct a new horse riding manege.

The application is a “follow on” planning application from PA 12/01574/B which obtained approval to convert a redundant stone barn into living accommodation.

The building work on this project is currently underway.

The application site has been outlined in red on the submitted location plan and the extent of the existing residential cartilage has been outlined in blue for identification purposes.

The land associated with the farm is in the region of 38 acres.

Relocation of the vehicular access.

The proposed relocated access position is part retrospective, as the track has already been formed to provide access for construction traffic associated with the current building works to the approved barn conversion.

The proposed route utilises an existing field gate and vehicular access onto the highway. Satisfactory safety visibility sight lines can be achieved in both directions at this point.

The existing / original farm access, adjacent to the barn and neighbouring dwelling, is to be sealed up with a stone wall and the access route turned into a private rear garden for the converted barn. The result would be a considerable visual improvement on the current arrangement at this corner of the site. It would also be of benefit to the immediate neighbours in terms of improved outlook and reduction of traffic movement close to their dwelling.

Continued

Proposed Stable Block and horse riding Manege.

The proposal includes the removal of an existing large portal frame barn at the farm (approx 270 sq m) and replaces it with a purpose built stable / storage structure in the adjacent field and slightly further away from the applicants living accommodation.

Consideration was given to siting the proposed structure on the current portal frame barn footprint however this siting was not suitable; Ground levels vary considerably in this location. The location would be too close and in view of the immediate neighbours property.

The close proximity to both the applicants and immediate neighbour's houses, would have a detrimental impact on both dwellings in term of outlook, noise, odours and general quality of living.

Views from both the applicants and neighbours properties would be adversely affected. In addition to these points, it is relevant that the existing barn structure is currently being used by our client and will be required until such time that the new stable block is completed.

The preferred proposal site has been chosen for the following reasons:

• More appropriate level ground conditions suitable for the proposed structures.
• Easier access for vehicles, horse trailers, etc.
• Sufficiently screened from public view.
• Sited appropriate distance away from both the applicants dwelling and neighbours dwelling so as not to impact on their living accommodation.
• Siting grouped with existing buildings.

We trust the enclosed is in order. Please do not hesitate to contact us should you require any further information or assistance in this matter.

Director c.c Clients.