23 January 2012 · Delegated - Senior Planning Officer (Mrs P Faragher, Deputy Secretary to the Planning Committee)
Plot 1, Field 312909, Main Road, St Johns, Isle Of Man, IM4 3rd
The proposal involves constructing a small open-sided horse field shelter of timber frame with shiplap treated cladding and onduline roofing, anchored to a concrete base, in the northeast corner of a 550sqm trapezium-shaped parcel in the western quadrant of Field 312909.
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Officer reasoned the site is currently an undeveloped agricultural field despite residential zoning under St John's Local Plan 1999, making Environment Policy 21 (allowing horse shelters not detriment…
Environment Policy 21
Policy allows buildings for stabling/shelter/care of horses in countryside if not detrimental to character/appearance in siting, design, size or finish; must reflect purpose (no cavity-wall). Officer applied to semi-rural site despite residential zoning as currently undeveloped field; modest 5.45x3.34x3.64m timber/onduline shelter in NE corner deemed acceptable, no visual/amenity harm.
Residential Development within Development Area 1
St John's Local Plan 1999 permits residential in Area 1 (max 6 single-storey units, specific access/archaeology requirements). Site zoning noted but officer found horse shelter does not conflict as temporary/removable, not preventing future housing compliance; residential permission PA 11/00690/B exists but unimplemented.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to drawings Site Location Plan, Site Plan, A3 Site Plan, Field Shelter Elevations, Floor Plan, Jackson Timber Gate Measurements, Photograph with Gate and Fence Imposed on top, Photograph with Field Shelter, Gate and Fence Imposed on top of it date stamped 12 December 2012.
no objections / recommend approval / has no adverse traffic management, parking or road safety implications
no objection to this application
The original application for a horse field shelter, fencing and gate on part of Field 312909, Main Road, St John's (zoned residential under St John's Local Plan but currently agricultural) was permitted by delegated officer decision on 23 January 2012, recommended acceptable under Environment Policy 21 despite objections on residential zoning grounds. Ravenhill Resources Ltd and others appealed, arguing the proposal was vexatious, obstructed residential development (PA 11/00690/B), and contravened zoning. The applicant and authority countered that the modest structure complied with Policy 21, did not harm countryside character, and did not prevent future housing. The inspector found no planning objections, noting ownership disputes are not material considerations, and recommended dismissal. The Minister concurred on 30 April 2012, upholding the approval.
Precedent Value
Confirms that residential zoning does not prohibit temporary agricultural/equestrian uses if compliant with countryside policies like ENV21; disputes over land ownership/access must be resolved civilly, not via planning appeals. Future applicants can pursue modest functional buildings on zoned land if no amenity/character harm.
Inspector: Anthony J Wharton BArch RIBA RIAS MRTPI
