24 October 2011 · Minister for Infrastructure following appeal inspector report (Development Control Manager delegated original decision)
Field 624472, Glen Mona, Ramsey, Isle Of Man, IM7 1hf
The proposal involved a single-storey, three-bay stable block measuring 8.36m x 5.6m with open front, timber weatherboard walls over brick base, pitched grey tin roof, and eaves heights of 2.6m front and 1.2m rear, sited 10.8m southeast of the house on sloping agricultural land in an Area of High Landscape or Coastal V…
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Although not fitting General Policy 3 countryside exceptions, the proposal was accepted under Environment Policies 19 and 21 for private equestrian use as it caused no loss of local amenity, no loss o…
General Policy 3
Prohibits development on unzoned white land except specific countryside exceptions; stables do not qualify but accepted via equestrian policies 19/21. Officer noted non-compliance but proceeded on other policy merits.
Environment Policy 2
Protects AHLVSS landscape character unless no harm or essential; officer found no harm due to screening, distance of views, proximity to buildings; inspector agreed not prominent/isolated.
Environment Policy 19
Permits equestrian buildings in countryside if no amenity loss, no Class 1/2 land loss, highways ok; private pet horse use on Class 3 land via existing access satisfied all tests.
Environment Policy 21
Prohibits animal stables detrimental to countryside character via siting/design/size/finish; timber/open design clearly identifies as stable (no cavity walls), suits purpose, blends via materials.
Approved plans
This approval relates to the erection of stables as shown in Drawing Nos 1, 2, 3, 4, 5 and 6, date-stamped 25 August 2011.
Landscaping scheme
Within 2 months of the date of this notice a landscaping scheme, together with a timetable for its implementation, shall be submitted to and approved in writing by the Planning Authority. The landscaping shall be carried out in accordance with the approved scheme and timetable. If, within a period of 5 years from the date of planting, any tree or shrub is removed, uprooted, destroyed or dies, another of the same species and size shall be planted at the same place.
Surface water drainage scheme
Within 2 months of the date of this notice, details of the scheme for surface water drainage shall be submitted to and approved in writing by the Planning Authority. The drainage scheme shall be implemented in accordance with the approved details.
no objection, no adverse traffic management, parking or road safety implications
The original application for erection of stables in Field 624472, Glen Shone, Glen Mona was permitted by the Planning Authority under officer delegation despite concerns from Maughold Parish Commissioners and Glen Mona Cottage owners regarding landscape impact and siting. Mrs G Lawton, owner of Glen Mona Cottage, appealed against the approval, arguing adverse visual impact, unsuitable siting, drainage issues from rainwater overflow, and wind exposure. The applicant (Gerrards) defended the location for practical access, proximity to house, and screening. The inspector found the stables would not harm rural character, would blend with surroundings, and rejected alternative siting as more prominent and impractical. The appeal was dismissed, upholding permission with added conditions for landscaping and surface water drainage.
Precedent Value
This appeal shows third-party appeals against rural outbuildings like stables rarely succeed if inspector finds no material harm to character, even in AHLCVSS, and practical functional siting is preferred over purely visual alternatives. Applicants should prioritise proximity to existing buildings and traditional designs; conditions can resolve drainage/landscaping concerns.
Inspector: Ruth V MacKenzie BA(Hons) MRPPI
