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HUGH LOGAN ARCHITECTS
APPLICATION FOR APPROVAL FOR THE CONSTRUCTION OF A STABLE BLOCK AND YARD IN FIELD No. 430240 AT CORLEA FARM, BALLAMODHA, MALEW.
DESIGN AND PLANNING STATEMENT
November 2014
Hugh Logan Architects Bridge Court 10 Bridge Street Castletown Isle of Man IM9 1AX
APPLICATION FOR APPROVAL FOR THE CONSTRUCTION OF A STABLE BLOCK AND YARD IN FIELD No. 430240 AT CORLEA FARM, BALLAMODHA, MALEW.
DESIGN AND PLANNING STATEMENT
CONTENTS
1.0 Introduction 2.0 The Proposal 3.0 Access 4.0 Drainage 5.0 Planning Policy 6.0 Summary
1.1 This is a proposal to construct a stable block and yard in Field No. 430240 on land adjacent to the permitted location for a replacement dwelling at Corlea Farm, Malew.
1.2 Approval in principle for the construction of the replacement dwelling in Field No. 430240, PA 13/91094/A, was granted on 28 May 2014. A reserved matters application for the dwelling is to be submitted at the same time as this application.
1.3 The stable block and yard is required by the applicants and current owners of Corlea Farm in order to continue with their equestrian business when they move out of, and sell Corlea Farm.
2.1 It is proposed to purchase and construct a packaged unit of six loose boxes, a feed store and a tack room. Details of this product are provided at www.thestablecompany.com/equestrian/stables.
2.2 The proposed buildings are timber framed. The external walls will be clad in timber boarding and the roof with covering designed to mimic natural slate roofing. The buildings are arranged in a U-shape and are turned away from the prevailing wind. The yard will be finished in concrete.
2.3 It is proposed to raise the low, roadside sod hedge/bank by 1.2m. to provide a degree of privacy to the facility and to provide screening of the facility to users of the road.
3.1 It is proposed to make use of the existing field access into which new solid timber gates will be fitted.
4.1 Foul drainage is not required at the facility.
4.2 Surface water drainage will be dealt with by discharge to a soakaway system on the down slope from the buildings. Percolation tests are being undertaken to prove the suitability of the land for this purpose.
5.1 The principal planning policy documents relating to this application are the Isle of Man Strategic Plan of July 2007 (the Strategic Plan) and the Area Plan for the South 2012/2013 (the Area Plan).
5.2 Environment Policy 1 of the Strategic Plan seeks to protect the countryside for its own sake, in particular land which is outside [defined] settlements or which is not designated for future development. In particular, the policy states that,
> 'Development which would adversely affect the countryside will not be permitted.'
> As this proposal will not adversely affect the countryside it should be permitted.
5.3 Environment Policy 2 of the Strategic Plan requires that within Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's). 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
In response to this requirement, the Planning Authority has prepared and issued Draft Planning Policy Statement (PPS) 2/09 – The Role of Landscape Character in Development. Within this, the Island is categorised into nine Landscape Types with related policy guidance for each. The category into which the site falls is Type D - 'Incised Inland Slopes'.
5.4 The principles of Environment Policy 2 are enshrined para 3.4 and 3.22 of the Area Plan which makes reference to Key Views in the locality, none of which will be harmed by the proposal.
5.5 Environment Policy 19 of the Strategic Plan states that,
'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 in 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.'
As this proposal will not result in loss of local amenity or high quality agricultural land and the local highway network already accommodates such traffic without any problem, this development is permissible in this location.
5.6 Environment Policy 21 of the Strategic Plan states that,
'Buildings for 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 must not be used.'
As this proposal will not be detrimental to the character or appearance of the countryside in any of the matters cited, is not to be of cavity walled construction and is to be finished with materials sympathetic to the Manx countryside, this development is permissible.
6.1 This is a proposal to construct a stable block and yard in Field No. 430240 on land adjacent to the permitted location for a replacement dwelling at Corlea Farm, Malew.
6.2 The stable block and yard is required by the applicants and current owners of Corlea Farm in order to continue with their equestrian business when they move out of, and sell Corlea Farm to occupy a replacement dwelling on land adjacent to the proposed stable block.
6.3 The proposed raising the low, roadside sod hedge/bank will provide a degree of privacy to the facility and will provide screening of the facility to users of the road.
6.4 The proposal will make use of the existing field access into which new solid timber gates will be fitted.
6.5 Surface water drainage will be dealt with by discharge to a soakaway system on the down slope from the buildings.
6.6 The proposal complies with the requirements of Strategic Plan Environment Policies 1, 2, 19 and 20 and related policies in the Area Plan for the South. It will not harm the quality and character of the rural landscape.
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