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Application No.: 08/01437/R Applicant: Mr \& Mrs M Ingham Proposal: Erection of extension to stables / implement store and creation of manège Site Address: Ballaclucas Farm Top Road Crosby Isle Of Man IM4 4HN ### Considerations Case Officer : Mr Steve Stanley Expected Decision Level: Delegated Decision Senior DC Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Oppose 20.10.08 - Do not oppose Consultee : Marown Parish Commissioners Notes : Comments received
The application site represents a parcel of land to the north (rear) of Ballaclucas Farm, Top Road, Crosby. The site is rectangular in shape and is access via a lane which serves the existing stables, hay store and riding arena. The site is well screened with the existing dwelling providing a visual barrier from the road. The area is set down into the ground with screening to its perimeter.
The application site is located within an area identified High Landscape or Coastal Value and Scenic Significance by the 1982 Development Order. Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered relevant:
Environment Policy 19, which states: "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).
Environmental Policy 20, which 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."
This application seeks retrospective planning approval for the erection of an implement store and the creation of a ménage area. The arena measures approximately 40 m by 20 m and the implement store in attached to the northern elevation of the stable block. Both the ménage and implement store were constructed when the stables approved under previous applications (see below) were constructed. The arena is to be used for private use ancillary to Ballaclucas Farm. 4 lighting columns each 5.8 m in height are positioned at each corner of the ménage.
The following previous planning applications are considered relevant in the assessment and determination of this application:
PA95/01354/B sought approval for the erection of horse stables, tack room and hay store in field behind Ballaclucas Farm. This was permitted.
PA96/01336/B sought approval for the erection of additional horse stables to the rear of the existing stables. This was permitted.
PA04/00038/B sought approval for the re-positioning of the vehicular entrance serving the dwelling Ballaclucas. This was approved.
The Department of Transport Highways Division originally objected to this application. However subject to a condition restricting the use of the ménage to private use ancillary to Ballaclucas, the Department of Transport Highways Division does not oppose this proposal.
Marown Parish Commissioners do not object but comment on any lighting associated with the development. A plan showing the location of the lighting columns serving the site was requested and received from the applicant's agent.
Whilst this application is retrospective and the associated works have been carried out without planning permission, this should neither prove an advantage nor disadvantage in terms of the assessment and determination of this application.
The issues to be considered in the assessment of this application are the impact of the development upon the surrounding area and any neighbouring properties, the impact of the development upon highway safety and how the proposal relates to Environmental Policies 19 and 20 of the Isle of Man Strategic Plan 2007.
In terms of visual impact, the development is well screened from public view as a result of its position and its relationship with the land. It is judged that there is no adverse visual impact upon the surrounding area as a result of this development. The use of lighting within the site could cause light pollution which would be detrimental to the rural nature of the area. As such, should this application be approved, time limits should be attached restricting the use and light splay of the lights to protect the surrounding area.
The Department of Transport Highways Division originally objected to this application on the grounds that the development would generate additional traffic on a junction which provides poor visibility. However on searching the planning history for the site, it became apparent that the stable block and
the subsequent extension to the stables were approved. As such this application is seeking retrospective approval for the arena and implement store. These elements would be used privately written representations in relation to this planning application. In association with the property Ballaclucas and as such it does not result in an increase in traffic using the access to the site. The Department of Transport Highways Division has subsequently retracted its objection and instead does not oppose the application subject to a condition limiting the use of the site.
In light of the above, it is judges that the proposal complies with Environmental Policy 19 in that it would not be detrimental to local amenity there would be no loss of high quality agricultural land (Classes 1 and 2) and there would not be any increase in traffic over that generated by the approved stables.
It is not considered that the development is large in scale, with the vertical elements being limited to the implement store and the external arena having limited impact due to it being set into the ground and being well screened. It is judged that the development has limited impact on the area recognised as being of High Landscape or Coastal Value and Scenic Significance.
It is recommended that the application be approved, subject to conditions.
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:
Marown Parish Commissioners The Department of Transport Highways Division
Recommended Decision: Permitted
Date of Recommendation: 20.10.2008
C 1. This approval relates to the creation of a ménage arena and the erection of an implement store as shown on the plans and information WL/08/1091/2 and WL/08/1091/3 submitted and date stamped 27th July 2008 and WL/08/1091/1A submitted and date stamped 24th October 2008.
C 2.
The approved equestrian arena may not be used for any commercial purposes and must remain incidental to the use and enjoyment of the property Ballaclucas Farm as identified on the submitted plan WL/08/1091/2.
C 3. The approved lighting may not be used between 9pm and 8am. All lighting must be shrouded so as to direct light only onto the proposal site to protect the amenity of the surrounding area.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : Signed : Senior Planning Officer
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