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Application No.: 08/01514/B Applicant: Mr P Bond Proposal: Erection of replacement stables Site Address: Cronkould, Main Road, Ballaugh, Isle Of Man, IM7 5ED ### Considerations Case Officer: Mr Steve Stanley Photo Taken: - Site Visit: - Expected Decision Level: Delegated Decision Senior DC Officer ### Written Representations ### Consultations Consultee: Highways Division Notes: Do not oppose Consultee:** Ballaugh Parish Commissioners ### Other Notes
The application site represents the curtilage of Cronkould and Field 224259, Main Road, Ballaugh. The site is situated on the northern side of the A3 with the existing detached property being parallel to the road with a vehicular access to its eastern side. There are existing timber stables behind the dwelling and Field 224259 extends from the property to the north. The house and stables are well screened by existing mature trees and the field behind has established hedging to its western boundary and a mix of trees and hedging to its eastern boundary. The village of Ballaugh is approximately 350 metres to the west of the site.
The application site is located within an area identified as being of High Landscape or Coastal Value and Scenic Significance Landscape by the 1982 Development Order.
Within the adopted Isle of Man Isle of Man Strategic Plan 2007, the following policies are considered relevant to the assessment and determination of this application:
Environmental 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 21, which 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."
The following previous planning applications are considered relevant in the assessment and determination of this application:
REPRESENTATIONS The Department of Transport Highways Division does not object to this application. Ballaugh Parish Commissioners do not object to this application.
This application seeks approval for the erection of stables to replace the existing stables on site (93/00783/B and 96/00471/B relate). The proposed building would be approximately 3.75m to its ridge and would be 12m by 9m. The roof would be finished with grey sheeting with the side elevations being finished in green sheeting. The building would provide 4 stables, a feed/tack store and a hay room. The building would be sited roughly on the footprint of the existing stables.
Environmental Policy 19 of the Isle of Man Strategic Plan 2007 Plan sets out that equestrian related development 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 and where the local highway network can satisfactorily accommodate any increase in traffic. Environmental Policy 20 sets out the general presumption against large scale equestrian developments within areas recognised as being of High Landscape or Coastal Value and Scenic Significance.
15 October 2008
08/01514/B
The proposed stable block would be sited so as to be grouped with existing building group and as such any visual impact would be reduced. The site is well screened and set back from the public thoroughfare. The Department of Transport Highways Division has indicated that subject to a condition to ensure that the ménage is used only for private use, the existing access is adequate to serve the proposed development. It is considered that the proposal would accord with Environmental Policy 19 as the proposed development would not have an adverse impact upon the surrounding landscape given the set back from the road and the existing screening on site.
Environmental Policy 21 provides guidance on the type of buildings that may be considered suitable for the stabling of horses stating that such buildings will only be permitted in the countryside if they would protect the character and appearance of the countryside in terms of siting, design, size or finish. It goes on to set out that any new buildings must be designed in form and materials to reflect their specific purpose; in particular, cavity-wall construction should not be used. It is judged that the proposed stables would comply with these requirements as they would be constructed from materials appropriate to their use, would be sited sensitively and would be of a size that would result in a prominent feature.
It is concluded that whilst the site is within an area recognised as being of High Landscape Value and Scenic Significance, the site is well screened and the proposed development would not be visible from outside of the site itself. The associated impact of the development would therefore be minimal.
It is recommended that the application be approved.
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:
The Department of Transport Highways Division Ballaugh Parish Commissioners
Recommended Decision: Permitted
Date of Recommendation: 15.10 .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 approval relates to the erection of replacement stables at Cronkould, Main Road Ballaugh as shown by the plans and information 08/2245/01, 08/2245/02, 08/2245/03 and Completed Checklist submitted and date stamped 1st August 2008.
C 3. The approved stables must not be used for any commercial use and shall remain incidental to the use and enjoyment of the dwelling Cronkould as shown on the submitted plan 08/2245/01.
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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