5 August 2016 · Senior Planning Officer (Sarah Corlett)
Field 510279, Mullinaragher Road, Santon, Isle Of Man, IM4 1hy
The application sought full planning approval for a stable block providing four stables, a tack room, and store, with dimensions of 14.94m by 8.98m, eaves height 2.2m, and ridge height 3.2m, constructed from green-stained timber boarding and profiled metal roofing, plus a woodchip permeable yard, 20m curved access trac…
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The proposal satisfies the key tests of Environment Policy 21, which permits equestrian buildings in the countryside where they are not detrimental to character and appearance in terms of siting, desi…
Environment Policy 21
Requires equestrian buildings not detrimental to countryside character/appearance in siting, design, size, finish; must reflect purpose (no cavity-wall). Officer assessed amended proposal's low visual impact due to glimpses only, topography, green materials harmonising with scrub, as satisfying key tests despite isolation.
Environment Policy 15
For agricultural/horticultural buildings, expects essential need outweighing countryside presumption against development; site near buildings, appropriate scale/materials/siting. Officer noted less directly relevant but used for scale/form assessment; isolation against policy but outweighed by EP21 compliance.
Environment Policy 40
No development damaging/disturbing/detracting from ancient monuments or setting. Amended siting 350m from Broogh Fort with de minimis visual/physical impact due to topography, unlike original near Fort which would have refused.
General Policy 3
Presumption against development on unzoned 'white land'. Exception via EP21 for equestrian justified by non-detrimental impact.
Environment Policy 1
General presumption against development in countryside. Overridden by specific equestrian exception in EP21.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Private use only
The stable hereby approved shall be for private use only and not for any commercial or private livery use. Reason: In view of the location of the site in the open countryside and also the nature of the access to the site, the Department would need further details in order to assess whether or not the site would be suitable for anything other than private use.
Access and visibility prior to use
Prior to the stable hereby approved coming into use, the access shown on Drawing 835/004 (date-stamped as having been received 24th March 2016) shall be constructed and retained and the visibility splays shall thereafter be kept permanently clear of any obstruction exceeding 1050mm in height above adjoining carriageway level. Reason: In the interest of highway safety.
Removal if equestrian use ceases
The building hereby approved shall be removed and the ground restored to its former condition in the event that it is no longer used or required for equestrian purposes. Reason: The building has been exceptionally approved and its subsequent retention would result in an unwarranted intrusion in the countryside.
no objection subject to conditions requiring access prior to construction and visibility splay clear of obstructions over 1.05m
Manx National Heritage objected due to impact on the setting of Broogh Fort ancient monument and risk to archaeology; Santon Commissioners raised concerns about location near shooting range and monument; Highways Division had no objection subject to visibility splay conditions.
Key concern: unacceptable intrusion on the setting of the ancient monument Broogh Fort and risk to buried archaeological deposits
Manx National Heritage
ObjectionWe are therefore opposed to the proposals on the grounds that they represent an unacceptable intrusion on the setting of the ancient monument and pose a significant risk to buried archaeological deposits; the proposals are directly and wholly at odds with the terms of Environment Policy 40
Conditions requested: appropriate archaeological evaluation of its potential impact under Environment Policy 41
Santon Commissioners
Conditional No Objectionthe commissioners wish to record their concern about the application as follows. They do not object to stables in the countryside, just to the proposed location.; It is thought that this entrance would be better placed off Mullinaragher Road at the other end of the field well away from the range and the fort.
Department of Infrastructure (DOI) - Highways Division
Conditional No ObjectionDo not oppose with condition/comment; DNOC on 01/04/16; DNOC on 24.12.15
Conditions requested: Prior to any construction the access shown on drawing no 835/004 dated 24/03/2016 shall be constructed and the visibility splays shall remain unobstructed at a height of 1.05m thereafter.
Department of Infrastructure (DOI) - Highways Division
Conditional No ObjectionDo not oppose with condition/comment; DNOC on 24.12.15
Conditions requested: Nothing must be planted or erected within the visibility splays which may exceed 1.05 metres in height.
The original application (15/01373/B) for erection of stables with yard, access track and entrance was granted permission by the Planning Authority (DEFA). Mr Quilliam appealed, arguing conflict with countryside policies (GP3, EP1, EP21) due to isolated siting, visual intrusion and potential risks to his nearby shooting range. Santon Parish Commissioners supported the appeal citing horse safety concerns. The Planning Authority and applicant defended the scheme as visually acceptable with screening and private use. Inspector found the development contrary to EP21 and supporting text due to remoteness, necessity doubts, hedge removal and activity, despite limited visibility; shooting conflict unpersuasive as land closer to range already agricultural. Minister accepted recommendation to allow appeal and refuse permission.
Precedent Value
Demonstrates strict enforcement of EP21 requiring proven necessity and proximity to buildings for rural stables; approvals risk undermining refusals elsewhere. Applicants must evidence need and optimal siting; visual screening alone insufficient for isolated countryside structures.
Inspector: Michael Hurley BA DipTP
