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Application No.: 21/00426/B Applicant: Mrs Patricia Halliwell Proposal: Erection of stables Site Address: Ballacallin Beg Foxdale Road Garth Crosby Isle Of Man IM4 2HN Enforcement/Planning Assistant: Ms Charlotte Gatt Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.07.2021 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Reason: The countryside is protected from development and an exception is being made on the basis of equestrian need. As such the building must be used for the purposes for which it is approved.
Reason: The building has been exceptionally approved solely to meet the specific use based on the information provided, and its subsequent retention would result in an unwarranted intrusion in the countryside.
Reason: To control the traffic associated with the proposal, and to prevent any traffic flow that may be generated by commercial use.
It is considered that the proposed development complies with Environment Policies 1, 19 and 21 and there is considered to be sufficient justification for the proposal, the application is therefore recommended for approval.
This decision relates to drawings and documents referenced; Site Plans, Supporting Details & Proposed Plans and Elevations date stamped as being electronically received on 26.04.2021 and additional information Site Plan with Proposal Annotated and Covering Letter and Emails, submitted online on 8.07.2021
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF THE HEAD OF DEVELOPMENT MANAGEMENT.
1.1 The site is a field which sits to the west of the A24 Braaid to Garth Road and to the north of the Garth Road Track lane which leads from the A24 to a complex of buildings which are agricultural in relation to storage and cowsheds and additional use of the building to include a plant repair business. - 1.2 The agricultural land use capability map of the Isle of Man signifies the capability of the soil class as a single class 3. - 1.3 To the east of the site, and on the opposite side of the Garth Road highway, is a large Equitation Centre with car parking and adjacent to that lies a riding school building. THE PROPOSAL
2.1 Proposed is the erection of a stable block comprising four stables, a foaling box and a store. - 2.2 The siting of the structure would be to the south eastern boundary of the field, adjacent to the hedgerow that runs along Garth Road. - 2.3 The structure would be single storey measuring externally a footprint of; 14.4m long x
2.4 The stable block will have a concrete base. The finish would see the walls cladded with tongue and groove fully lined to the eaves in OSB sterling board and the roof covered in Onduline sheeting (corrugated roof). - 2.5 The site is currently laid to grass. - 2.6 The applicant proposes to plant an evergreen easy such as the griselinea to create screening adjacent to the highway. PLANNING POLICY
3.1 The site lies within an area designated by the Area Plan for the East (2020) as not for a particular purpose and where there is a general presumption against new development and the protection of the countryside as set out in Environment Policy 1 and General Policy 3. The Strategic Plan however, has policies which provide for equestrian development as follows:
3.2 General Policy 3 (in part) Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (f) Building and engineering operations which are essential for the conduct of agriculture or forestry; 3.3 Environment Policy 1; The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix
3.4 It is also important to read paragraph 7.15.1 in the Strategic Plan which states;
they should be sited close to existing building groups, and designed not only to blend with their surroundings but also to suit their specific purpose.
3.5 The Written Statement for the Area Plan for the East contains the following information accompanied by the Landscape Character Area Plan/Map - Braaid (D10) "Landscape Strategy - Conserve and enhance:
Key Views: Extensive uninterrupted panoramic views from higher points over large open fields and Greeba Valley and the northern Uplands and eastwards to the built-up edge of Douglas. Some glimpsed views over fields from most sections of roads, which are enclosed by high grassed Manx hedgerows for the most part. "
4.1 The application site in particular has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application, although there are sites in the surrounding area that have had planning approval that may be deemed relevant to this application. - 4.2 PA88/04442/B - Construction of international-size dressage arena and judges hut, Ballacallin Beg, Crosby, Marown - Permitted - (01.01.1994) - 4.3 PA03/01952/B - Extension to provide a refreshment area, Riding School Building Ballacallin Beg Foxdale Road Garth - Permitted - (10.03.2004) - 4.4 PA91/01211/B - Construction of stable, Ballacallin Beg - Permitted - (01.01.1994) - 4.5 PA88/01478/B - Erection of six wooden loose boxes and two field shelters, Ballacallin Beg, Crosby, Marown - Permitted - (17.10.1998)
REPRESENTATIONS
5.1 Marown Parish commissioners were written to on (12.05.21) inviting comments. At the time of writing, no comments had been received.
5.2 The Department of Infrastructure Highways Services commented on (14.05.21) requesting additional information in regard to vehicle access and clarification on whether the stables were to be commercial or private. - 5.3 On (07.06.21) The Department of Infrastructure Highways Services provided a further response in regard to the additional information supplied by the applicant;
" Highway Services note the additional information uploaded on 21 May 2021 confirming the position of access and parking which are acceptable from the highways viewpoint. We note too that this for use as a private facility and, if appropriate, we request a condition that it should remain as such. Accordingly, we do not oppose subject to a condition for use as private stabling".
6.1 Whilst there is a presumption against development here, Eps 19 and 21 make it clear that equestrian related development can be considered acceptable subject to certain conditions. The style, design and finish of the building is appropriate for its use.
6.2 As previously identified EP 21 is the most relevant planning policy in the determination of this application. This essentially indicates that no stable building will be allowed if it would be detrimental to the character and appearance of the countryside in terms of siting, design, size or finish.
6.3 The topography of the land and the location of the stables help to mitigate any distant glimpsing views, when viewed from the main highway approx. 340m away with mature hedgerows screening to the northern boundary. There is however a public highway which runs parallel with the field and from this the building would be clearly visible, although would be behind an existing hedge and a condition could be attached - 6.4 Overall the size, finish and colour of the barn will help reduce any visual impact from distanced views as it would be seen against a back drop of agriculture land. In this instance is not considered to have a detrimental impact which would adversely affect the character or quality of the landscape to such an extent to warrant a refusal and would comply with the criteria of Environment policy 21. - 6.5 As such, it is considered that the proposal manages to satisfy the key tests of Environment Policy 21, however a condition requiring the building's removal and the land returned to its current condition should the building cease to be used for the approved use would, in this case, be appropriate. - 6.6 The development is therefore considered to accord with Eps 19 and 21. EP20 is not relevant as the development is not significant or in an area of High Landscape Value and Scenic Significance.
7.1 It is considered that the development complies with Environment Policies 1, 19 and 21 and the application is therefore supported. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 03.08.2021 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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