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RECEIVED ON 17 DEC 2009 DEPT. OF LOCAL GOVERNMENT AND THE ENVIRONMENT
Dr and Mrs King
Construction of a Private Equestrian Facility (Indoor and Outdoor Arena), including Stables and Ancillary Grooms Accommodation, Also Hay Barn, Agricultural Machinery Barn and Staff Accommodation, Horse Walker and Lunge Area
Ballakaneen House, Andreas, Isle of Man
December 2009
1.1. This planning statement is produced in support of a planning application for the following development at Ballakaneen, Andreas:
Construction of a Private Equestrian Facility (Indoor and Outdoor Arena), including Stables and Ancillary Grooms Accommodation. Also Hay Barn, Agricultural Machinery Barn and Staff Accommodation. Horse Walker and Lunge Area. 1.2. The Applicants are in the process of acquiring Ballakaneen House and an adjoining 9 ha ( 22 acres) of land with the intention of making it their permanent private residence. The proposal is driven by the Applicant's requirement to provide facilities to accommodate a stable of high quality and prestigious dressage horses. 1.3. The proposals have been the subject of pre-application discussions with planning officers, including the Director of Planning and Building control, Mr McCauley. Mr McCauley wrote to the Applicant's Architects, Savage and Chadwick Architects, on 7 December 2009 setting out the relevant Strategic Plan policies relating to equestrian based proposals and highlighting key issues to be addressed in any submissions accompanying the planning application. Those key identified issues can be summarised as follows:
Subject to those key issues being addressed satisfactorily Mr McCauley expressed the view in his letter of 7 December 2009 that he would not envisage any key policy issues that would prevent the proposal. 1.4. This statement will address those issues and will assess the proposals in the context of relevant planning policy. The statement will review the Strategic Plan policies which provide for the development of equestrian facilities in the countryside. The statement will also refer to general environmental policy aims and objectives set out in the Strategic Plan. It will be shown that the proposals can contribute positively to the active management of the countryside, and that they can be accommodated without adverse impacts in terms of visual and environmental quality.
2.1. The design and access statement produced by Savage and Chadwick Architects describes the proposals in some detail and sets out the design approach adopted. The scale, layout and design of the proposals is driven by the specific requirements of the applicants. As explained above it is the intention of Dr and Mrs King to occupy Ballakaneen House as their private residence. That will involve relocating their existing household (including an existing and established stable of high quality and prestigious dressage horses). The equestrian and associated facilities are of a scale and quality which is commensurate with the applicant's existing facilities. 2.2. The horses owned by the applicants (approximately 10) are of the highest quality in terms of bloodlines and in terms of their competitive dressage capabilities and reputation. The facilities proposed provide necessary accommodation for the stabling of horses and for their general development, treatment and well-being as top competitive animals. The requirements are as follows:
examined/treated by a vet or by grooms; tack room for saddles and other equipment; feed store; laundry for horse blankets, grooms clothing, etc; changing facilities; mess facilities for grooms; office for the keeping of documentation, veterinary records, etc; 4 no. grooms bedrooms with shared w/c and shower.
All of these facilities will be located around a yard area and directly adjoining the Applicant's residence, Ballakaneen House. Within the yard there will be provision for staff and horse box parking and manoeuvring space for farm vehicles and equipment. 2.3. As explained earlier in this section the Applicants are intending to re-locate their residence and household. They will require domestic and estate management staff who are functionally associated with the household and who need to be accommodated at the residence (approximately 2 key staff will re-locate as part of the household others will be employed locally). The proposals include a modest 'staff' accommodation block incorporating three small flats for occupation by household and estate management staff. This block has been incorporated into the proposed functional yard area given the requirement for resident staff to be in close proximity to the main house and other facilities. There is a clear practical and functional requirement for the
staff accommodation to serve the household and the proposed equestrian/agricultural facilities. The flats are modest in terms of their proportions and are intended to operate wholly ancillary and incidental to the main residential and associated equestrian activities. 2.4. The overall design and layout approach adopted seeks to secure an extremely high quality of development in terms of the visual impact of the proposals. This is secured by sensitive and appropriate design incorporating a combination of traditional and functional facing materials - Manx stone, white textured render, profile metal cladding (Gull grey and green). Whilst the equestrian facilities are, of necessity, practical and functional buildings the Applicants are acutely aware of the need to secure a quality scheme which will not detract from the landscape quality of the locality or from the setting of Ballakaneen House, which is, after all, to be their private residence. 2.5. With those qualitative aspects in mind, and also being conscious of their responsibilities to manage the landscape in an appropriate and sustainable manner, the applicants are proposing significant structural and peripheral landscaping measures to soften the impact of the development and to secure meaningful landscape and biodiversity benefits. The landscaping measures include:
2.6. Subsequent sections of this statement will discuss the operational characteristics of the household and wider estate. The Applicants have been able to provide the following breakdown of potential traffic movements associated with the facility (based on the existing patterns associated with their historically similar facility):
3.1. The primary policy document relevant to the application is the Isle of Man Strategic Plan ("the Strategic Plan") which came into operation in June 2007. The Strategic Plan is a statutory document setting out general spatial and topic based policies in respect of the development and use of land in the Island. 3.2. Before going into the relevant detail of the Strategic Plan there is one related aspect which is worthy of note and comment. Paragraph 1.6.1 of the Strategic Plan recognises the close relationship between the Island and the UK and the commonality of purpose of the respective planning systems. Paragraph 1.6.1 of the Strategic Plan states that it will often be appropriate and helpful to have regard to legal judgements or advice published in the UK.
We would respectfully suggest that PPS7 - Sustainable Development in Rural Areas from the UK is of some assistance in the context of the application proposals, as it contains specific policy guidance on 'equine-related activities'. Paragraph 32 of PPS7 states: "Horse riding and other equestrian activities are popular forms of recreation in the countryside that can fit well with farming activities and help to diversify rural economies. In some parts of the country, horse training and breeding businesses play an important economic role. Local planning authorities should set out in their LDD's (Local Development documents) their policies for supporting equine enterprises that maintain environmental quality and countryside character. These policies should provide for a range of suitably located recreational and leisure facilities and, where appropriate, for the needs of training and breeding businesses. They should also facilitate the re-use of farm buildings for small-scale horse enterprises that provide a useful form of farm diversification."
It is clear from this aspect of UK policy guidance that equine related developments are appropriate in the countryside. That includes not just recreational and leisure activities but horse training and breeding enterprises. Whilst the current proposals are not overtly commercial (being based on Mrs King passion for horses rather than on a business footing) there are aspects of it which support diversification of the rural economy - in terms of employment opportunities for grooms, household staff and the indirect provision of associated services. What is clear is that the UK guidance countenances equine related development of a significant scale where they maintain environmental quality and countryside character. Indeed the guidance indicates that local planning authorities should adopt a positive and supportive policy stance towards such enterprises. 3.3. The following policy aspects of the Strategic Plan are relevant to the proposed development:
design features and use of materials that are appropriate and sympathetic to the locality and setting.
General Policy 2 - is a general criteria based policy which seeks to ensure design quality and secure developments which satisfy a range of requirements including landscape character, wildlife and habitat protection, incorporation of landscape features, residential/ neighbour amenity, traffic flows, etc.
It is clear that the sensitive design approach adopted means that the proposed development does not offend any of the requirements of the policy.
On that basis Environment Policy 1 seeks to avoid development which would adversely affect the countryside. In our view the proposed development supports and benefits the countryside by maintaining land in active use for appropriate countryside equestrian activities, whilst securing significant landscape and nature conservation benefits.
Mention is made of the type of construction anticipated for stables - e.g. non cavity wall. The basis for that suggestion being to avoid buildings which are of a type and form that would be readily adapted to residential use. Clearly that issue does not arise with the current proposals given the scale, form and general layout of the proposals.
Environment Policy 19 is positive towards the development of equestrian buildings provided that there would be no loss of local amenity (in this case the development is physically and visually divorced from other existing residents and there will be no direct amenity impacts); there would be no loss of high quality agricultural land (it is our understanding that all of the agricultural land in the North of the Island is Class 3 and, therefore, not high quality); where the local highway network can satisfactorily accommodate any increase in traffic (it is unlikely that the development will significantly increase traffic). There are local improvements proposed to the access/track serving the equestrian facilities. Beyond that access/track the local highway network is capable of accommodating the limited traffic associated with the proposal.
Environment Policy 20 presumes against large scale equestrian developments, including new buildings and external areas, in areas with High Landscape or Coastal Value and Scenic Significance. As the site is agreed to be outside any such areas that policy presumption against large scale equestrian developments does not apply.
It is not unreasonable to assume that large scale equestrian developments can be appropriate outside areas with High Landscape or Coastal Value and Scenic Significance - e.g. at the Ballakaneen site.
Environment Policy 21 is a policy which quite rightly presumes against buildings for stabling or for the shelter and care of horses if they would be detrimental to the character and appearance of the countryside in terms
of siting, design, size or finish. Conversely buildings which are of an appropriate size and scale (in the context of site specific requirements) and which are of good design and finish should be considered permissible. 3.4. The suite of policies relating to equine related developments are in our view supportive of the proposals notwithstanding the significant size and scale of the development proposed. Large scale equestrian developments, which include buildings and external areas, are only presumed to be unacceptable in principle in areas with High Landscape or Coastal Value and Scenic Significance. As that is not the case at the Ballakaneen site no such negative presumption against a large scale equestrian facility exists. The policy requirements of Environment Policy 19 are fully met and we believe that the design approach set out in the Design and Access Statement is appropriate and acceptable given the existing landscape context. It is evident that significant thought and care has gone into the design process to utilise the existing site topography and features and to design a scheme which is reflective of nearby developments and which respects its countryside context. Furthermore, the proposal can secure significant wider landscape and nature conservation benefits, all of which support the policy objectives of the Strategic Plan as set out above.
4.1. This section of the statement will consider the key issues raised in the 7 December letter in the context of the policies set out above.
4.2. As set out in this statement and the Design and Access Statement it is the intention of the Applicants to reside permanently at Ballakaneen House, subject to obtaining planning permission for the private equestrian facilities. That said there is no explicit requirement in Environment Policies 19-20 and 21 of the Strategic Plan for equine related developments to be locationally or functionally associated with an existing house/residence. 4.3. In the particular circumstances of this application there is a clear locational and functional relationship between Ballakaneen House and the proposed equestrian facilities based on the applicant's passion for equestrian pursuits and with particular interest in the development of dressage horses. The key functional relationship which is essential to the Applicants is close proximity of the Applicants household and associated staff (both domestic and equine/land management). The Applicant's horses are of high quality and require a particular level of care and training. A remote facility is simply impractical and inappropriate for the applicant's requirements. Currently approximately 2 key staff are likely to re-locate as part of the household, but it is envisaged that new job opportunities will arise for grooms, and domestic and estate management positions associated with the household.
4.4. The quality and value (financial and personal) of the Applicant's horses and the particular field of equestrian activity pursued by the applicants (dressage) demands high levels of care, exercise, training and schooling of the horses. Grooms will be occupied not just in caring for the horses but for the general
Constitution of a Private Equestrian Facility (Indoor and Outdoor Area): including Stables and Ancillary Grooms Accommodation Abeo Har Barn, Agricultural Machinery Barn and Staff Accommodation Horse Walker and Lunge Area Ballakaneen House Andreas, Isle of Man December 2009
upkeep and running of the yard/facility. Furthermore, the grooms will, under the overall direction of the applicants be involved in routines for exercise, training and for caring for sick and injured horses – and, on occasions, for the regular monitoring of mares in foal.
Steven Abbott Associates LLP
Ref: AJS/PJM/1684 Planning Statement
Page 16
4.5. The grooms accommodation proposed is modest (in effect 4 single bedrooms with a shared $\mathrm{w} / \mathrm{c}$ and shower facility) which is fully integrated within the main equestrian/stable building. It sits alongside and above other essential functional areas such as the mess/tack room/treatment rooms, etc. Given the location and integration of the groom's accommodation the planning authority can be satisfied that it can only function as an ancillary and incidental facility.
4.6. Despite the apparent scale of the proposed equestrian facilities the likely traffic generation will be relatively modest - as set out in paragraph 2.6 of this statement and section 4 of the Design and Access Statement. Because grooms and other household staff will reside on site, vehicular movements of those staff coming to and from work are negated. 4.7. The use of larger vehicles at the site (e.g. horsebox) will be up to twice a month. Deliveries of feed will be around 1 per month with deliveries of bedding and hay even less frequent. In terms of traffic generation it is apparent that movements are likely to be no greater than those that could be associated with agricultural use of the land.
Visits by external professionals such as vets and farriers are also likely to be infrequent.
4.8. The Design and Access Statement provides detail of the extensive landscaping proposals being put forward as part and parcel of the development. Those broad landscape proposals have been formulated in consultation with the Wildlife Conservation Division of DAFF. The overarching aim has been to provide a long-term structural landscape framework for the site which is sympathetic to the locality. The landscape scheme is to be produced in detail
(species types, specifications, maintenance and management) by a Landscape Architect. It is our belief that the extent and general form of what is proposed will do much to enhance the existing landscape context by introducing new and extending existing landscape features. 4.9. It is envisaged that a range of native species will be used which will diversify and improve the range of habitats in the locality to the benefit of local wildlife and nature conservation interests.
5.1. We hope that this statement provides a useful exposition of relevant planning policy and addresses the key issues raised by pre-application consultation. 5.2. It is absolutely clear to us that the principle of the equestrian development proposed is acceptable and appropriate in policy terms. This statement explains why a facility of the scale and quality proposed is required to accommodate the standard of horses owned by the Applicants. 5.3. We hope that the statement satisfactorily explains the functional relationships between the various elements of the proposal. Primarily the whole will function as an ancillary element to the Applicant's permanent residence, based on their passion and interest in equestrianism generally and top level dressage in particular. 5.4. Having carefully reviewed the detail of the scheme we believe that it incorporates high levels of building and landscape design such that it will not have adverse visual, landscape or environmental impacts on the locality. On the contrary, we believe that the proposal will secure the positive and beneficial use and management of the land involved whilst also securing significant and tangible benefits. 5.5. Our assessment of the proposals against the relevant policies of the Strategic Plan demonstrates that the development is policy compliant. In the absence of any other material considerations that could weigh against the proposal, we believe that planning permission should be granted.
Planning Statement Dr and Mrs King Construction of a Private Equestrian Facility (Indian and Outdoor Assad), including Stables and Ancillary Grounds Accommodation. Also Has Barn, Agricultural Machinery, Barn and Staff Accommodation. House Walker and Lunge Area Ballakansen House. Andrews, Isle of Man December 2000
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