Policy Considerations Policy C6 of the Island Plan is relevant. This Policy stipulates that subject to an appraisal of the impact of the development on the character and amenity of the area, certain uses may be acceptable within the Countryside Zone. Amongst these acceptable uses is: small scale proposals for the development of new cultural and recreational resources which are sensitively related to the distinctive landscape character and heritage of the area and which are in accordance with Policy TR5 may be acceptable. Policy TR5 states that subject to various criteria, proposals for the development of recreational resources will normally be permitted. Land Use Implications The proposal is for the variation of Condition 3 of Permit P/2005/1100 to allow for the private use of the stables by the applicant as well as two other people, whilst at the same time increasing the number of boxes for private livery from 3 to 6. These changes would lead to a more commercial type enterprise and intensify the use from existing. It is considered that the use of the existing horse boxes by two extra users who will in effect run the business would have a limited impact on the surrounding area, residential amenity and traffic and noise. It would appear that there have been some problems in recent times with the operation of the business as the applicant has been off the Island making it not harder to run the business. The addition of new joint owners who will be running the business should improve the situation as they will be more readily available on site to deal with any complaints/issues. This part of the variation of Condition 3 is therefore considered acceptable. The applicant is also seeking to increase the intensity of use from 3 to up to six of the boxes for private livery. Policy C6 allows for small scale proposals for recreational uses, whilst Policy TR5 which leads from Policy C6, sets a number of criteria including that the proposal contributes to an existing or latent local or Island-wide demand and will not unreasonably affect the character and amenity of the area amongst other matters. It is considered that there does exist a high demand for this type of use and it is also considered that the use would still remain small scale in nature. Size, Scale & Siting No building changes proposed from approval already given. Design & Use of Materials Not relevant Impact on Neighbours The main objections have been regarding noise. This is an important consideration as there do exist residential properties in relatively close proximity to the site and by the very nature of the use, people can start arriving on site early in the morning and into the evening. It is considered that the use is limited involving a not excessive number of users who are likely to use the facility at different times through the day. Therefore vehicle movements will also be limited and at varied times. It should be stressed though, that this increased intensity of use is at the limits of acceptability due to the proximity of the residential properties and existing noise concerns and any future application to extend the buildings/use for shows etc is not likely to be supported. To summarise, whilst it is accepted that the use would become more commercial in use than merely for personal use, it is considered that the intensity of use would be on balance acceptable and not cause an adverse impact on the amenity of nearby residents. Access, Car parking and Highway Considerations The car parking would remain as existing. The stables share the same access onto La Neuve Route as the residential properties, but any increase in traffic from this proposal is considered to be limited particularly as the stables has a separate track to the site than the residential properties for most of its route from La Neuve Route. Foul Sewage Disposal No change Landscaping issues Considering the neighbours objections and the need to screen the development better to minimise visual impact and noise disturbance, a condition is recommended to submit a landscape plan showing landscaping to the boundaries of the site to screen the use from the residential properties. |