Officer Report

Application No.: 16/00412/B Applicant: Hartford Homes Limited Proposal: Erection of replacement stables and garden store Site Address: Ballaveare Old Castletown Road Port Soderick Isle of Man IM4 1BB Case Officer : Miss S E Corlett Expected Decision Level: Officer Delegation

Officer’s Report THE SITE

1.1 The site is the residential curtilage of an existing dwelling which is in the process of being redeveloped (see Planning History). To the rear of the house is an existing stable building which has a footprint of 18m by 12 - 13m and which is flat roofed and finished in a variety of materials pointed blockwork, render and sheeting. THE PROPOSAL - 2.1 It is proposed to replace the stables with a new stable block with garden store turned through 90 degrees to enable better views from the redeveloped house, down across the garden towards the sea. The scheme involves the removal of some leylandii trees and their replacement with two new deciduous trees which are more suited to the location.

2.2 The stable will be built from rendered blockwork with some stone facing and with an imitation slate roof to match the house. The building will have a footprint of 7m by 18m with a small projecting annex in the centre of the front elevation providing double doors. PLANNING POLICY - 3.1 The site lies within an area not designated for a particular purpose on the Braddan Local Plan of 1991 and also within an area of High Landscape Value and Scenic Significance. As such, there is a general presumption against development in the Strategic Plan but provision made for development associated with equestrian use:

• Environment Policy 19 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)."
• Environment Policy 20 states: "There will be a presumption against large scale equestrian developments, which includes new buildings and external arenas, in areas of an Area of High Landscape or Coastal Value and Scenic Significance unless there are exceptional circumstances to override such a policy."
• Environment Policy 21 states: "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." PLANNING HISTORY

4.1 The replacement of the main house was approved under PAs 14/00381/B, 14/01320/B and 16/00024/B. Prior to that, permission was refused for a replacement house, garaging and staff accommodation under PA 11/01551/B for reasons relating to the style and size of the replacement dwelling. REPRESENTATIONS - 5.1 Department of Infrastructure Highway Services indicate that they do not object to the application (28.04.16). ASSESSMENT - 6.1 The issue in this case is whether the proposed stable would have an adverse impact on the appearance and character of the area or any adverse impact on those in neighbouring property. It is relevant in these considerations to be aware that the site of the new stable lies within an accepted residential curtilage and is not in open countryside and is separated from the adjacent residential curtilage by dense vegetation.

6.2 The proposed stable building is much better in appearance and finish than the existing and the land owned in association with the house is sufficient to accommodate the horses which would use the stable. - 6.3 The development is considered to be acceptable and is recommended for approval.

PARTY STATUS

7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant’s agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material, in this case Department of Infrastructure Highway Services and (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word ‘Department’ to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 17.05.2016 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions

• C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The stables may be used only for the keeping of horses and/or the maintenance of the overall land holding in association with the occupation of the main house, Ballaveare and may not be let out commercially.

Reason: To ensure that the traffic from the proposed development can access and egress the site safely.

This approval relates to drawings 008 and 009 both received on 11th April, 2016.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 18.05.2016 Determining officer

Signed : C BALMER Chris Balmer Senior Planning Officer

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