Loading document...
The site represents a semi-circular site located between the A36 Sloc Road and a detached dwelling known as Upper Kirkhill which is also owned by the applicants, together with around 7.6ha (18 acres) of land which surrounds the site, stretching to the public right of way to the west which runs to the east of the Carnanes. The Raad ny Foillan long distance public footpath lies around 0.3 miles to the west of this. The site is relatively small and lies to the south east of the house, Upper Kirkhill. The access lane which runs from the A36 past another property, Kirkle Farm, lies to the south and west of the site. Part of the access from the A36 is in the ownership of the owners of Kirkle Farm and over which the applicants have a right of way.
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as of an Area of High Landscape or Coastal Value and Scenic Significance just outside a site of archaeological interest and just to the north of land owned by the (then) Forestry Mines and Land Board or the Government Property Trustees and an area of ecological interest which focuses on the western coastline.
The following applications have been considered in respect of this site: PA 87/4755 - alterations and extensions to provide additional living accommodation, double garage and porch - permitted on review PA 88/4427 - alterations and extensions to form extra living accommodation and garage - permitted PA 90/0374 - alterations and extensions - refused PA 95/0592 - approval in principle to convert garage into living accommodation - permitted PA 97/1149 - conversion of garage into living accommodation - permitted on review PA 97/1063 - erection of five stables and hay store - permitted PA 02/0797 - creation of wildlife pond - permitted PA 07/1109 - alterations and extensions - refused for reasons relating to the proposed window pattern and patio doors and the replacement of a stone annex with a rendered extension which would be more prominent in the landscape. A note was added regarding the internal layout and comments of the Fire Prevention Officer and also suggesting that the rear extension should be finished in stone. The applicant was also advised in the notice about the comments on the neighbour regarding land ownership. PA 08/0108 proposed the redevelopment of the dwelling and is pending consideration.
Proposed here is the erection of a stable block to replace existing stables which sit behind the cottage. The building will be finished in timber cladding with a dark coloured sheeted roof and is 4.4 m high and 14.4 m and 15.4 m at its longest and widest. There will be 6 stables and a storage area, kitchenette, tack room and sick stall.
Rushen Parish Commissioners suggest that the building is large and should be sited closer to the dwelling and also express concern about the use of the building and whether it will be used by the occupants of Upper Kirkill or by others who do not reside on the site.
Callow's Yard who represent the owners and the occupants of Kirkle Farm, to the east of the site, express concern that the lane, which is partly owner by them, is not suitable for large vehicles which may be involved in the construction of the stabling. They raise no objection per se to the erection of the stabling.
The stabling is large but justified in view of the land which is associated with and available to the applicant. It is generally beneficial in landscape terms to have buildings grouped together and the existing stabling is generally hidden from view, being dug into the hillside and behind the cottage. However, in this case, the position of the stabling is lower than the cottage and being finished in timber will not be conspicuous in the landscape. It is understood from the applicant that the existing site has resulted in the stabling becoming damp and is no longer suitable for keeping horses there. The piece of land on which the stables are to be erected are two small fields which would not otherwise be particularly useful for grazing or agriculture and do not appear from the aerial photograph to be seeded.
The Strategic Plan contains policies regarding equestrian related activities and buildings. Environment Policies, 19, 20 and 21 presume against large scale equestrian development in areas of an Area of High Landscape or Coastal Value and Scenic Significance and where such development would result in the loss of high quality agricultural land or be otherwise detrimental to the appearance or character of the area. In this instance, the area is characterised by generally sparse development and there are individual buildings and small groups of buildings in the vicinity (Ballarock, Kirkle Farm itself, Lingague and Scard). If the building is finished in dark coloured timbers and roofing material, it is not considered that the stabling will be objectionable or contrary to policy. A condition should be attached to restrict the use to the occupants of Upper Kirkhill and not be let out or used by anyone other than this.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
The owners and occupants of Kirkle Farm should be afforded party status as they share an access with the application site and area alongside the site.
Recommendation Recommended Decision: Permitted Date of Recommendation: 07.05.2008 Conditions and Notes for Approval / Reasons and Notes for Refusal C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This permission relates to the erection of stabling as shown in drawings 270/05 and -/06 both received on 20th February, 2008.
Within one month of the completion of the new stabling, the existing stables to the rear of the dwelling must be removed from the site.
The stabling may only be used by the occupants of Upper Kirkhill (shown as "Ballaroy" on the location plan) and not sold or let out separately.
The stabling must be finished in dark brown timber and dark brown, dark grey or black roof sheeting.
The applicant should take into consideration the ownership of the access lane from the A36 and any potential difficulties in access for construction vehicles.
Decision Made:
Committee Meeting Date: _______________________
7 May 2008
08/00332/B
Copyright in submitted documents remains with their authors. Request removal
