Officer Report

Application No.: 25/90692/B Applicant: Mr _ Mrs Peter Evans Proposal: Erection of storage extension to existing stables Site Address: Jemmy Dans Croft St Judes Road Andreas Isle Of Man IM7 3HF Planning Officer: Russell Williams Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.10.2025 _________________________________________________________________

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The development hereby approved shall be carried out in accordance with the schedule of materials as indicated on approved Drawing No. SM25/636/1.

Reason: To ensure the use of materials appropriate to the development in order to safeguard the visual amenities of the area, in accordance with policy GP2 in the Adopted Isle of Man Strategic Plan (2016).

• C 3.8 The development shall be carried out in accordance with the Mitigation Plan and measures set out within the approved Flood Risk Assessment.

Reason: To ensure the building and its use is designed and constructed to mitigate the risks posed by flooding.

• C 4. The building must be used only for equestrian purposes.

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.

This application has been recommended for approval for the following reason.

The proposed extension to the stable building would not have any significant adverse impacts upon public or private amenities nor harm the character and appearance of the site or the surrounding countryside. The development will be acceptable in flood risk terms and on balance, the proposal is considered to comply with the General Policies 2 and 3 and Environment Policies 10, 19 and 21of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped 17 July and 13 August 2025:

SM25/636/1 - Planning Drawing Flood Risk Assessment

_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Flood Management No objection

_________________________________________________________________ Officer’s Report

1.0 THE SITE - 1.1 The application site is located to the northwest of Jemmy Dans Cottage, west of St Judes Road, within Andreas Parish. - 1.2 The existing building comprises of a portal frame pitched roof equestrian building that comprises of two stable loose boxes, a tack room and open plan barn. The building is finished in timber classing to the walls and bitumen corrugated roof sheets. - 1.3 The site is bounded by agricultural land used for the grazing of horses to the south and west, hedgerow and tree planting to the north and Jemmy Dans Cottage to the east.

2.0 THE PROPOSAL - 2.1 The application seeks planning permission for the erection of a small extension to the existing stable building to provide additional secure storage. - 2.2 The proposals will be finished externally in timber cladding and Bitumen corrugated roof sheets to match the original building. Access will be via an open doorway to the southern elevation of the extension. - 2.3 The application states that the extension will be utilised for the storage of a tractor, gang mower and maintenance equipment and materials associated with the upkeep of the land and buildings at the property. - 2.4 The proposed extension will measure approximately 3.65m (w) x 9.1m (L) with a height to eaves of 2.3m.

3.0 PLANNING POLICY - 3.1 The site lies within an area not zoned for any particular purpose and is in the countryside. The site is not within a Conservation Area, Area of High Landscape or Coastal Value and Scenic Significance. The site is identified as being at a medium risk of flooding from fluvial sources to the north. - 3.2 General Policy 2 of the Strategic Plan is considered applicable, which states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

3.3 General Policy 3: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

• (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
• (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
• (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
• (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
• (e) location-dependent development in connection with the working of minerals or the provision of necessary services;
• (f) building and engineering operations which are essential for the conduct of agriculture or forestry;
• (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
• (h) buildings or works required for interpretation of the countryside, its wildlife or heritage."

3.4 Environment Policy 10: "Where development is proposed on any site where in the opinion of the Department of Local Government and the Environment there is a potential risk of flooding, a flood risk assessment and details of proposed mitigation measures must

• accompany any application for planning permission. The requirements for a flood risk assessment are set out in Appendix 4."
• 3.5 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)."
• 3.6 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, cavitywall construction should not be used."

4.0 OTHER MATERIAL CONSIDERATIONS - 4.1 None

- 5.0 PLANNING HISTORY

5.1 12/00405/B: Erection of stables - Permitted - 6.0 REPRESENTATIONS

6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows:

Andrea Commissioners - No comments Received. DOI Highway Services - No comments Received. DOI Flood Management - No objection - The building should not be used as human habitation. Please condition the FRA dated 17/7/2025.

6.2 No representations have been received from members of the public. - 7.0 ASSESSMENT

7.1 The key considerations in the determination of the application are the principle of development, the impact of the extension upon the character and appearance of the area and flood risk.

PRINCIPLE OF DEVELOPMENT

7.2 The application site comprises an established equestrian building and land surround that is used for grazing and the exercise of horses. With the use of the land and building previously established under the 2012 permission, the principle of development is accepted by Environment Policy 1 subject to the impact of the development upon the countryside.

7.3 Regarding General Policy 3, an equestrian use can be classed as previously developed land if there are permanent structures on the land, such as stables, a ménage, or other buildings associated with horse ownership or livery, especially if the use is not agricultural. The proposal is considered to generally align with GP 3 (c).

7.4 The extension will be utilised for the storage of a tractor, gang mower and maintenance equipment and materials associated with the upkeep of the land and buildings at the property. The building does not have sufficient space at present to accommodate this need and an extension to the existing building is preferable over a new standalone building. As such, subject to consideration of the landscape impact of the proposal, the principle of development is accepted. IMPACT UON CHARACTER AND APPEARANCE OF THE AREA - 7.5 The application site benefits from a substantial level of screening from the highway and nearby neighbouring properties. This level of screening however does not fully provide complete screening and as such the stable block is be visible from the A17 heading southbound and to the residents of Melrose Cottage. - 7.6 The scale and form of development proposed along with the materials to be used is relatively modest and is reflective of the general form and appearance of the existing building, which sits quietly within the site, away from public vantage points. - 7.7 The extension is located to the western side of the building where it will be generally out of view from public vantage points. The use of materials and limited scale of the extension will limit the impact on visual amenities to an appropriate form. The development complies with General Policy 2 and Environment Policy 21 of the Strategic Plan in regard to landscape impact. FLOOD RISK - 7.8 The application site is identified as being at medium risk from fluvial flooding. The application is supported by a Flood Risk Assessment which identifies the source of flooding, quantifies the likely impact and proposes mitigation measures to ensure the development and its use will not be adversely impacted should a flood event occur. - 7.9 The FRA confirms that no electrics will be installed in the extension though any lighting will be hung below the roof sheeting out of the flood level. Any switches would be a minimum of 1.2m above ground level and again, above the flood level. - 7.10 The DOI Flood Management Team do not object to the proposals and ask that the measures set out in the FRA are conditioned, which is possible. Subject to these matters, the extension and its future use is considered to be acceptable and safe in flood risk terms. The proposals comply with Environment Policy 10. OTHER MATTERS - 7.11 Environment Policy 19 seeks to prevent equestrian development where it would result in the loss of high quality agricultural land. The Soil Classification Report 2001 identifies the site as being Class 3/4 agricultural land and thus the proposed stable block would not result in the loss of high class agricultural land. - 7.12 The site is detached from the nearest neighbouring residential property, which is Melrose Cottage to the north. The extension and its use will not cause any undue harm to the residential amenity of that property or any other dwelling in the area.

- 8.0 CONCLUSION

8.1 For the reasons set out above, it is concluded that the proposed extension to the stable building would not have any significant adverse impacts upon public or private amenities nor harm the character and appearance of the site or the surrounding countryside. The development will be acceptable in flood risk terms and on balance, the proposal is considered

• to comply with the General Policies 2 and 3 and Environment Policies 10, 19 and 21of the Isle of Man Strategic Plan 2016. It is recommended that planning permission be approved.
• 9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). - 9.2 Article A10 sets out that the right to appeal is available to:

• Applicant (in all cases);

• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.

I can confirm that this decision has been made by a Principal Planner 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 and/or rights to appeal.

Decision Made : Permitted Date: 03.10.2025 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

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