Isle of Wight Councillor's stables built bigger than approved

A neighbour has objected to the retrospective plans which has meant the application, submitted by Conservative Cllr Clare Mosdell, will be determined by the Isle of Wight Council's planning committee instead of officers.

However, officers have determined the application should be approved with conditions despite a neighbour's concerns of overdevelopment and drainage issues.

The site off Wacklands Lane, Newchurch, is used for equestrian purposes where planning permission was granted in June 2020 to build stables with a footprint of 8 metres by 3.5 metres and a floorspace of 28m2.

Plans for the stables in Newchurch as approved by the Isle of Wight Council. Picture: BCM.

A planning statement submitted by BCM, acting on behalf of Cllr Mosdell, said the stables have been built in a different position and are now marginally bigger compared to what was approved.

Planning documents, however, show the stable block now has a floorspace nearly doubled than that approved, to 52m2 and measures 15.1 metres by 3.5m.

Plans for the stables and menage as applied for retrospectively. Picture: BCM.

BCM say the stable block has a traditional and unobtrusive design to fit in with the rural character of the area and will act as per the rationale of the consented scheme as a shelter for the horses.

They said: "The stables are merely an extension to what currently exists to allow a more undercover usable space for the applicant’s horses."

As well as the retrospective permission, Cllr Mosdell is seeking to add an all-weather ménage which will be 40 metres by 20 metres, topped with chalk and rubber chippings.

Jason O'Donnell, the landowner who borders the site, has 'objected strongly' saying it would lead to overdevelopment and was left with the impression, following a meeting with Cllr Mosdell, that 'she would not undertake the required drainage works'.

Mr O'Donnell provided pictures of water on his land and said he fears the built-up area will create more water runoff which 'will seriously flood' his 'best and driest field', 'rendering it unusable in winter'.

He said: "When it rains, my fields that border her land flood and the water then flows across my hardstanding (eroding it) to my yard drainage ... In the current, and all prior planning for the land, the applicants have stated that drainage would be dealt with by soakaways. There are none on her land."

It is argued by BCM that the stables have soakaways that were 'installed by an Island contractor' based on the existing planning consent but it was hard to ascertain where the water is coming from in the pictures.

They said should it be deemed necessary, a drainage condition could be included in the permission.

In the report going to the planning committee, prepared by council officers, it is acknowledged the stable was built larger than approved but said in spite of that it remains a typical agricultural/equestrian style building located within a rural setting which is characterised by horsiculture.

They said the site would not be overdeveloped as "the building continues to be of a suitable size which appears commensurate with the site and wider landscape and thus would not be excessive or over-dominant."

In relation to the drainage, officers said the development would be unlikely to increase surface water on the site or runoff to the neighbouring land and the proposed surfacing material for the menage would enable suitable natural drainage.

The Planning Committee will determine the application at its next meeting, Tuesday, July 6.