21 November 2023 · Planning Committee
Corlea Farm, Corlea Road, Ballasalla, Isle Of Man, IM9 3ba
The proposal involves extending an existing outdoor horse riding arena at Corlea Farm from its current size to 30m x 60m, and changing the use of two sloping fields (numbers 435361 and 435344) from agricultural to private equestrian grazing and exercise.
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The officer assessed the main issues as the impact of the arena extension and field change of use on the rural landscape character and appearance.
General Policy 3
Resists development outside areas zoned for development unless exceptional circumstances apply. The officer noted the general presumption against countryside development but found equestrian use justified under specific policies for such activities.
Environment Policy 1
Protects countryside and ecology for its own sake, permitting development only with overriding national need and no alternatives. Assessed that arena extension and field use do not significantly harm character beyond existing impacts, with clustering and topography limiting spread.
Environment Policy 14
Seeks no loss of high-quality agricultural land. Site has Class 3 soil (not high quality), and equestrian grazing does not constitute permanent loss as agricultural use can resume without permission.
Environment Policy 19
Allows equestrian activities in countryside if no loss of local amenity, high-quality land, or highway issues. Proposal met tests with no highway concerns, no amenity harm, and suitable grazing without high-quality land loss.
Environment Policy 20
Presumption against large-scale equestrian developments including arenas in high landscape value areas unless exceptional circumstances. Extension of existing arena considered not large-scale or significantly harmful due to established presence and limited visibility.
Environment Policy 21
Supports equestrian development if sensitive siting, design, and no countryside detriment. Arena extension clustered with existing facilities and fields used only for grazing, not conflicting with policy.
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.
Private equestrian use only
The extended arena hereby approved must be used only for equestrian purposes in association with Corlea 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.
Arena removal if use ceases
In the event that the extended arena hereby approved is no longer used or required for the exercising of horses, the arena and any associated hardstanding shall be removed and the ground restored to its former condition within 24 months of the date the use ceased. Reason: In the interest of ensuring no unwarranted arena's in the countryside.
Change of use limited to outlined area
The change of use of land to private equestrian use relates only to the area outlined in red as shown on drawing number 23/17/01 Site Location Plan received 19/09/2023. Reason: The application has been assessed on this area only for private equestrian use.
Equestrian use ceases if arena removed
In the event that the extended arena is removed in line with C3 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 of equestrian equipment
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 within field numbers 435361 and 435344 as shown on drawing number 23/17/01 Site Location Plan received 19/09/2023. 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.
No external lighting without approval
There shall be no external lighting of the extended arena 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 and retained as such thereafter. Reason: For the avoidance of doubt and to ensure no harm to the dark skies.
No highways interest (08/09/2023)
Highway Services HDC states they have no interest (NHI) in application 23/01022/B, indicating no highway concerns or objections.
Highway Services HDC
No Comment23/01022/B -NHI; Highway Services HDC has no interest (NHI) in: 23/01022/B - NHI
