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The site defined in blue represents land associated with the remains of a cottage, all situated to the west of the A3 Ballamodha Straight and to the north of the Bayrauyr (Ballamodha - St. Mark's) Road. The site is generally open save for the former cottage and access to the site, whilst not clear from the plans, is past Gibdale Farm from the Bayrauyr.
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as "white land", that is, not designated for development.
Planning permission has been sought for the redevelopment of the former cottage a number of times: permission was sought and refused for the reinstatement of the cottage for residential purposes under PA 96/0987, 97/0102. Permission was then granted for the introduction of an access
track under PA 97/0103 and then reinstatement of the former dwelling but for use as tourist accommodation under PA 02/2161 and permission sought and granted on appeal for the conversion of the tourist accommodation to permanent residential under PA 06/1853 after having been refused by the Planning Committee. At that point works had not commenced substantially on the reinstatement of the cottage approved under PA 02/2161.
Now proposed is the erection of a stable building, identified within the area marked red on the location plan accompanying the application. This building will be around 35m from the cottage and in an L-shape. The building will be 17m long along one length and 13m the other. The building is single storey, 3.5m to the ridge and finished in stained timber boarding with a green sheeted roof. The building does not have cavity walling.
The Society for the Preservation of the Manx Countryside and Environment object to the application and remind the Planning Committee that assurances were made when the previous application was submitted for the use of the property as residential, that there would no additional development.
Malew Parish Commissioners indicate that they do not object to the proposal.
Department of Transport Highways and Traffic Division do not object as long as the stable block is used in association with the dwelling on site.
The Society for the Preservation of the Manx Countryside and Environment are correct to refer to the previous application for the use of the former cottage as a dwelling in that concern was expressed by the Planning Committee that the permanent use of the premises could and in all probability would lead to requests for alterations and extensions to the dwelling which would be difficult to resist given the permanent occupation of the dwelling and the limited space available in the existing fabric. The Inspector was of the view that further alterations and extensions could be controlled by the planning process and that anyone purchasing the property would be aware of its limitations and could not reasonably expect significant additions to the property.
The Planning Committee's concerns at the time mainly related to potential alterations and extensions to the dwelling rather than new buildings in the vicinity, although the provisions of the Permitted Development Order were suspended so that no extension or additional structure could be erected without permission, thus providing some additional control over the future size and appearance of the property and surrounding area. The curtilage of the cottage was at the time of the 2006 application, limited to a small area surrounding the cottage. The premises have now, however been sold to a couple who have also purchased additional land surrounding the property and on which they wish to keep horses. The site amounts to approximately 8.5ha (20 acres) acres and the keeping of horses on this area is not considered an unreasonable use of the land (it is clearly not large enough to warrant use as a viable agricultural holding and is too large to be maintained as a residential curtilage).
The stable building is low in height and designed for purpose and could not easily be converted to any use other than for the keeping of animals. It is reasonably close to the dwelling but not so close as to affect its amenities but not so distant as to lead to separation from the dwelling.
The land needs to be maintained and used in some form and there are clearly no buildings on site which could be used to facilitate this. As such, the proposed stable is considered acceptable.
The Strategic Plan makes provision for equestrian activities within the countryside where this will not result in the loss of valuable agricultural land and where development associated with it will not have an adverse visual impact (Environment Policies 19 and 21). The proposal would not be contrary to these policies.
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 Society for the Preservation of the Manx Countryside and Environment are not directly affected by this development and as such should not be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 19.01.2008
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the use of the area edged blue for agricultural use and/or for the keeping and grazing of horses and to the erection of a stable building as shown in drawings 32368/03, -04 and -05 all received on 26th November, 2007.
C 3. All finishes - walling and roof - must be dark brown and dark green.
C 4. The stable building may only be used for the keeping of horses and associated equipment and feed and all in association with the occupation of Little Gibdale - the building with permission for reinstatement as a dwelling - shown as within the area edged blue. The stables may not be sold or let separately.
Decision Made : _________________________ Committee Meeting Date : _________________________
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