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Application No.: 09/01346/A Applicant: Mr Brian & Mrs Sandra Tomlinson Proposal: Approval in principle for erection of private stables Site Address: - Field: 132021 - Glenduff House - Glen Duff - Ramsey - Isle Of Man - IM7 2AT ### Considerations Case Officer: Mr Gary Barr Photo Taken: 28.09.2009 Site Visit: 28.09.2009 Expected Decision Level: Senior Planning Officer ### Written Representations - Kerrowdhoo Glen Duff Lezayre Isle Of Man | Objects to the proposal ### Consultations Consultee: Highways Division Notes: Do not oppose subject to the same conditions as stated in PA05/00099/B Consultee: Lezayre Parish Commissioners Notes: Refuse Consultee: Manx Electricity Authority Notes:** See Note 1
The application site represents the curtilage of Field 132021 which is located to the west of Glenduff House, south of the Sulby River, east of Ellanbane Farm and north of the A3 in Glen Duff in Lezayre.
The proposed planning application is seeking approval in principle for the erection of a private equestrian stables (comprising amendments to PA 05/00099/B). The stables would be located to the north western corner of the field, which borders the Bernahara Road to the west. The proposal would be a single storey T-shaped structure, which would contain a tack room, W.C, office, feed store, loading coup and recreation stall on one wing and 10 luxury stable stalls on the other.
21 October 2009 09/01346/A Page 1 of 5
The application site is located within an area of "High Landscape or Coastal Value and Scenic Significance" on the Isle of Man Development Plan, 1982. Within the adopted Isle of Man Strategic Plan, the following policies are considered relevant - Environment Policy 2:
"The present system of landscape classification of Areas of High Landscape or 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Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein.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:
Environment Policy 20 states:
"There will be a presumption against large scale equestrian developments, which includes new buildings and external arenas, in areas with High Landscape or Coastal Value and Scenic Significance unless there are exceptional circumstances to override such a policy".
Environment Policy 21 states:
"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".
The following previous planning applications should be considered relevant in the assessment and determination of this application:
The Department of Transport Highways Division do not oppose subject to the same conditions as stated in PA05/00099/B (Sight lines of 160 metres in each direction from 2.4 metres from the edge of the road are required).
Lezayre Parish Commissioners have recommended refusal of the application as the proposed building is not in keeping; the ground is not suitable to a horse enterprise.
Manx Electricity Authority have stated that as there are underground cables/overhead lines present in the area indicated in the application, the applicant needs to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site.
The owner and / or occupier of Kerrowdhoo, Glen Duff, Lezayre has objected to the proposed development on the following grounds:
21 October 2009
ASSESSMENT
It is accepted that the proposed stables would be sited exactly on the same footprint of the previously approved Boarding Kennels PA 05/00099, together with the layout and detailing as shown on the illustrative drawing. Since the 05/00099 approval, the Isle of Man Strategic Plan has been introduced in 2007, which provides the land use planning framework for future development on the Island. As a result of the Strategic Plan 2007 there are three polices which are specifically material to the assessment of this current planning application - Environment Policy 2, 20 and 21, together with Paragraph 7.15.1.
As the planning application seeks approval in principle, the starting point for the assessment is the land use designation under the relevant local plan and planning policy contained within any relevant document. As stated earlier in this report the application site is located within a wider area of land that designated as High Landscape or Coastal Value and Scenic Significance under the Isle of Man Development Plan 1982 and within Environment Policy 20 it states that in areas such as this, there is a presumption against large scale equestrian developments unless there are exceptional circumstances to override such a policy. The proposal is considered to be a large scale development for the applicants own equestrian use, which is not regarded as an exceptional circumstance and is considered a reason for refusal.
In Paragraph 7.15.1 of the Isle of Man Strategic Plan 2007 it states that new buildings should be sensitively sited in the landscape and sited close to existing building groups. It is acknowledged that the proposed building would be single storey and would benefit from the existing natural screening on the low lying site, together with additional landscaping. But it is considered that the proposal would still be viewed from the public thoroughfare; be too distant from the existing residential property and building groups of Glenduff House and would appear to be a relatively prominent, isolated building within the landscape.
It also states under Environment Policy 21 and Paragraph 7.15.1 of the Strategic Plan that stabling will not be permitted in the countryside if they would be detrimental to the character and appearance of the countryside in terms of design, size or finish. Even though this application is for approval in principle, the indicative plans however show the footprint, design and finishes, and it is possible to make a suitable level of assessment of how the proposal would appear and the impact it would have upon the surrounding area. The design and use of materials i.e. Manx stone and Manx traditional slate; is regarded to be unsuitable for its specific purpose, together with a facility wing (containing a tack room, W.C, office, feed store, loading coup and recreation stall) which is also considered excessive for its proposed use. As such, the development would be inappropriate in this location and would be detrimental to the appearance of the surrounding landscape, which would be contrary to both Environment Policy 2 and 21.
In terms of access, the failure of the planning application to demonstrate adequate visibility splays on the application site onto the adjoining highway is considered to be reason for refusal, as it is reasonable to expect an approval in principle planning application to demonstrate that an application site can be accessed in a manner that is not detrimental to highway safety. The applicant has indicated that the extent of land within their ownership or control is limited to that identified in the application and edged in red and blue on the submitted drawing. As such, no additional land is available to achieve the required visibility splay of 160 metres in each direction from 2.4 metres from the edge of the road as suggested by the Department of Transport and as such; it is considered that the creation of the new access can not be improved to make the proposal acceptable.
21 October 2009
It is acknowledged that the stables would not give rise to a large amount of traffic generation, that the distance to the nearest property is appropriate and that the level of use is acceptable.
For these reasons previously stated it is considered that the proposal is considered unacceptable and it is recommended that the planning application be refused.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
The Department of Transport Highways Division Jurby Parish Commissioners The owner and / or occupier of Kerrowdhoo, Glen Duff, Lezayre Accordingly the following parties, that made representations, do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
Manx Electricity Authority
Recommended Decision: Refused
Date of Recommendation: 13.10.2009
The proposed development would be contrary to Environment Policy 20 of the Isle of Man Strategic Plan 2007 by reason of the land use zoning and the presumption against large scale equestrian developments within such areas of High Landscape or Coastal Value and Scenic Significance.
The proposed development would be contrary to Environment Policy 2 and 21 of the Isle of Man Strategic Plan 2007 by reason of its siting, design and finish. The proposed stables would be too distant from the existing residential property and building groups of Glenduff House and would be detrimental to the appearance of the surrounding landscape.
The proposal fails to demonstrate that minimum visibility splays of can be achieved from the application site onto the adjoining highway.
I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Refused Date : 21/10/09
Signed : ______________________________
Senior Planning Officer
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