8 November 2023 · Planning Committee (decision made 06.11.2023, signed by J Chance, Director of Planning and Building Control)
Field 334666, Postal Locality, Dalby, Isle Of Man, IM5 3bn
The proposal involves erecting a small timber-clad stable block (13.7m x 3.75m, max height 3.5m) with monopitch roof, two stables, and hay store on a 2.5ha sloping field in countryside/Area of High Landscape Value, plus change of use of the surrounding land for private horse grazing and exercise.
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The need for the stable was demonstrated due to one horse's poor health requiring daily monitoring and shelter, plus a companion horse for welfare, with existing outbuildings unsuitable due to low hea…
Environment Policy 1
Protects countryside for its own sake; development not permitted unless overriding national need and no alternative. Officer assessed proposal causes no adverse effect due to small scale and sensitive siting, exceptionally allowed under equestrian provisions.
Environment Policy 2
Protects AHLV character unless no harm or essential location. Stable's low profile, siting below road in valley, and planting ensure no harm to landscape quality.
Environment Policy 19
Permits equestrian development if no amenity loss, no high-quality ag land loss, highways ok. No amenity/highway harm; Class 3 soil not high quality.
Environment Policy 20
Presumption against large-scale equestrian in AHLV unless exceptional. Proposal small-scale (two stables, no arena), not large, so no conflict.
Environment Policy 21
No stables if detrimental to countryside by siting/design/size/finish; must reflect purpose, no cavity walls. Timber monopitch design typical for stables, suits purpose, no detriment.
General Policy 3
Resists development outside zoned areas except exceptional cases. Equestrian policies provide exception where tests met.
Time limit
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.
Removal if equestrian use ceases
In the event that the stable building approved is no longer used or required for the stabling of horses, the stable building and its associated hardstanding shall be removed and the ground restored to its former condition within 24 months of the date the use ceased. Reason: The stable building has been exceptionally approved solely to meet the specific need based on the information provided and its subsequent retention without that need would result in an unwarranted stable building in the countryside. The restoration time limitation takes into account the length of time it can take to find a new horse as per the applicants email dated 31/10/2023.
Private equestrian use only
The building hereby approved must be used only for equestrian purposes in association with the residential dwelling Ballachrink Farm and shall not be used for any commercial use or commercial purposes. Reason: The application has been assessed on this private use only as requested in the application for the stabling of horses and keeping of equipment and feed in association with the horses.
Materials approval
The building must be finished externally in accordance with the details listed under 'Formation of Stable Block' on approved elevation and roof plan drawings (dwg: 01, 02, 03, 04, 05 and 06) and retained thereafter. Reason: The application has been assess on this basis and in the interest of visual amenities of the area and impact of the building in the landscape.
Landscaping scheme
The planting as shown in drawing 08 rev 004 (received 25/07/2023) shall be planted within the first available planting season following the first use of the building approved, and in the event any of those plants die within 5 years of planting they shall be replanted with native species and all shall be retained and maintained thereafter. Reason: The application included additional planting and this would assist in further visual mitigation to the stable in the interest of visual amenities of the area and impact of the building in the landscape.
Defined equestrian area
The change of use of land to private equestrian use relates only to the area outlined in red as shown on drawing number BCF-002-23-07 01 rev 004 Site Location Plan received 25/07/2023. Reason: The application has been assessed on this area only for private equestrian use.
Cease equestrian use if building removed
In the event that the stable building is removed in line with C2 above, the equestrian use of the land must also cease. Reason: the equestrian use of the land is considered on an exceptional basis for the need for horse grazing and in the event that need ceases the land shall also revert to its original use and purpose.
No external storage
For the avoidance of doubt there shall be no permanent siting or any external storage of any horse jumps, horse boxes or any other associated equestrian paraphernalia on the land edged red on drawing number BCF-002-23-07 01 rev 004 Site Location Plan received 25/07/2023. Reason: The application has been assessed on the change of use of the fields for general exercise and grazing only and not for any other use. In the interest of ensuring no overspill of equestrian equipment over the fields in the interest of visual amenity.
External lighting
There shall be no external lighting at the site unless full lighting plan details have been first submitted to and approved in writing by the Department, such details shall include position of lights, level of illumination and cowl details. Any external lighting shall then only be installed in full accordance with the approved lighting plan. Reason: For the avoidance of doubt and to ensure no harm to the dark skies.
no objections
No highways interest
No objections - the works are outside the ASSI and not likely to impact
Highway Services and Patrick Parish Commissioners raised no objections to the stable block proposal, Manx Utilities provided advisory comments on working near overhead assets, and DEFA Ecosystem Policy confirmed no impact on nearby ASSI; two neighbouring residents objected due to visual and access concerns.
Highway Services HDC
No ObjectionHighway Services HDC has no interest (NHI) in: 23/00584/B
DOI Highways Development Control
No Objection23/00584/B - NHI re-consultation on plans dated 25th July 2023
DOI Highways Development Control
No ObjectionHighway Services HDC have reviewed the revised plans online dated 25 July 2023 for application 23/00584/B and continue to have no highway interest (NHI) in this application.
Manx Utilities
No ObjectionThe build methods need to ensure safety from our assets and we need to ensure access to the poles.; Please contact the Manx Utilities for Electrical Site Safety 5 documents, (t: 687766), before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6.
Patrick Parish Commissioners
No CommentThe following Applications have a consultation period that ends before the Commissioners are next due to meet... 23/00584 - Stable Block and change of use at Field 334666, Ballachrink, Dalby
Patrick Parish Commissioners
No ObjectionNO OBJECTION would be made to the following new Applications: 23/00584 - Stable Block and change of use at Field 334666, Ballachrink, Dalby
Patrick Parish Commissioners
No ObjectionThere is no further comment in respect of the following revised or amended applications: 23/00584 - Stable Block and change of use at Field 33466 Ballachrink, Dalby
DEFA Ecosystem Policy
No ObjectionThe Ecosystem Policy Team can confirm that field 334666 is outside of the ASSI and that the plans for the new stable block should not impact on the ASSI.
