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Planning Division Department of Environment, Food and Agriculture, Murray House, Mount Havelock, Douglas IM1 2SF 17th November 2021
Dear sirs Proposed stables at Ballacullem Red Gates, Field no. 124817, The Lhen, Andreas for Joseph Wood Please see attached planning application resubmission for equestrian facilities and a stable block consisting of the following drawings: 21/3105/01 Site Plan 21/3105/02 rev B Plans and Elevations 21/3105/03 Site Location Plan and Entrance Plan A924-LS-01 Survey A924-LS-02 Survey
The previous application was 20/01103/B for the erection of an agricultural building. The previous reason for refusal was the lack of agricultural need and the size of the building. These reasons for refusal have been addressed by catering for the existing equestrian use on the site rather than a new agricultural use and by reducing the size, configuration and appearance of the building. Using full height Larch cladding (locally sourced) and sliding timber doors to give the building an equestrian style.
The existing shed on site is already utilised with agricultural equipment but would in any case not be fit for purpose for horses.
The pre-consultation advice received also indicated that the site should be screened which we have done with extensive tree planting which will also serve to protect the horses from the wind in this exposed location.
The overall site consists of an area of approximately 25 acres of grassland which is fenced and secure. The site is very exposed being located on the north west side of the Island and an indoor sheltered stable block is therefore required.
There are currently 4 horses in the fields and the applicant is looking to increase this to 8 horses once he has more facilities to offer.
The bank shown around the hardstanding and building will have trees on it which will quickly form a screen, albeit little of the proposals will be seen from the road in any case. The building is set back from the road 417 m .
Extensive planting of 46 trees is proposed to the boundary of the building and hardstanding area to help shield the site from the wind and screen the site from the road.
It should be noted that the applicant has already planted a substantial number of trees prior to this application being made and the above are in addition to these.
The hardstanding will form an area for the horses and for horse box's to collect and drop off.
The stables will be tended by the horse's owners in some cases but also by the applicant in addition to any other services he can offer.
Therefore, traffic movements will generally be minimal and restricted to car movements of 4 visits in the morning and 4 in the evening assuming the applicant does not do all the work.
The access onto The Lhen is existing and affords over 2.4m x 120m sightlines and is more than adequate to accommodate the increase in traffic.
The site is within an area of high landscape or costal value and scientific significance (AHLV's) in the 1982 Development Plan. As such Environment Policy 2 and Environment Policy 20 of the Strategic Plan are relevant.
The proposal complies with these policies.
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:
(a) the development would not harm the character and quality of the landscape; or
(b) the location for the development is essential.
The Island has a number of small woodlands in both private and public ownership, both of which are important for the appearance and visual amenity of the Island's countryside. Woodlands add variety to the landscape and are valued for their historical qualities and nature conservation interest. They should not be removed, damaged or fragmented and the Department will encourage additional broadleaf planting where appropriate. The 1982 Development Plan indicates areas of 'woodland' which are Registered and other areas deemed to be Registered, which gives them greater protection under planning legislation as well as the Tree Preservation Act 1993. Broadleaved woodlands can be damaged either directly or indirectly, and development close to woodlands will therefore be subject to the following policy.
The proposals enhance the scenic value of the landscape with a substantial programme of tree planting. The trees already planted and proposed will add to the visual amenity as well as provide essential screening from the wind.
Equestrian activities are becoming increasingly popular in rural areas and on the fringes of our towns and villages. These activities can generally take place only on open,
rural land, and often represent a useful way of diversifying traditional farming. The use of land as grazing land falls within the definition of agriculture (section 45 of the 1999 Town and Country Planning Act), and does not therefore involve development, but the keeping of horses and the operation of equestrian activities generally do involve development and may have an adverse impact on the appearance and character of the countryside. Sensitive siting and high standards of design, construction, and maintenance are necessary to ensure that there are no such adverse impacts. Whilst horses should be well housed, it will seldom be appropriate to use cavity-wall construction for stables, since such buildings may too easily be adapted for residential uses, so thwarting other policies of this Plan. Where new buildings are necessary, 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.
The new building is located close to the existing house and barns and building group. The building is clad in Larch and will be sensitive to the surrounding area and buildings. The building is designed to shelter horses from the bad weather in one building. Environment Policy 19: 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 (see Environment Policy 14 for interpretation of Class 1 and 2).
There will be no loss in high quality agricultural land. The highways network can easily accommodate the increase in traffic.
Environment Policy 20: 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.
The building is part of a group of buildings and therefore will not have an impact on the scenic significance or coastal value.
Environment Policy 21: 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 building is part of an existing group of buildings and will not impact on the character and appearance of the countryside. The size design and finish are compatible with the location. The building is clad in larch and will blend into the landscape and be seen as an agricultural building.
Yours sincerely, Redacted Mark Pearce
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