20 July 2017 · Planning Committee
Cronk House, Ballavagher Road, St Johns, Isle Of Man, IM4 3jf
The application sought permission to erect a stable block (12m x 5.2m, 3.5m high) and garage/store (9m x 9m, 5.1m ridge height) in a field adjacent to the farmhouse, along with extending the access lane and creating a ménage.
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The Planning Committee refused the application because the existing stables were being removed to accommodate a significantly larger replacement dwelling, rendering the proposed new stabling redundant…
General Policy 3
General Policy 3 and related Environment Policies 15, 19, 20, 21 allow approval for agricultural and equestrian buildings in countryside areas under strict conditions. These require buildings to be close to existing structures, appropriate in size/colour, not lose high quality agricultural land, avoid amenity/highway impacts, and use non-cavity walling for horse care. The Committee found the proposal failed due to inappropriate scale and landscape encroachment despite officer view of compliance.
Environment Policy 15
Requires agricultural/equestrian buildings to minimise loss of high quality agricultural land, be sited close to existing buildings, and be appropriate in colour/size. Officer assessed as acceptable given low site and materials, but Committee disagreed on scale in sensitive landscape.
Environment Policy 19
Provides for equestrian development if no amenity loss, highway network can accommodate traffic, and buildings are appropriately constructed without cavity walling. Officer found no issues, but Committee refused on landscape principle and redundancy.
Environment Policy 20
Protects care of highways and residential amenity from equestrian uses. No objections raised, but tied to overall refusal.
Environment Policy 21
Concerns siting near residential property or highways. Site close to approved dwelling with no nearby properties, but refusal on broader landscape grounds.
Environment Policy 4
Protects watercourses. Consultee no objection if no adverse impact; culverting requires Manx Utilities approval.
do not object to the application
no objection provided that the works have no adverse impact on the adjacent watercourse
Patrick Parish Commissioners made no objection to the application or amendments; Highways Division do not oppose subject to condition with no highway concerns; Fisheries Directorate have no objections provided no adverse effect on adjacent watercourse.
Patrick Parish Commissioners
No ObjectionThe Commissioners made no objection to the original application or the amendments
Patrick Parish Commissioners
No ObjectionFor the record, the Commissioners made no objection to the original application or the amendments and are concerned that the Planning Officer's report was completed without this information; the Commissioners have resolved to make no further submission in respect of the Appeal
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionDo not oppose with condition/comment; DNOC on 30.06.2017; As the proposals are directly associated with the recently approved dwelling, there are no highway related concerns
Conditions requested: As the proposals are directly associated with the recently approved dwelling, there are no highway related concerns
DEFA Fisheries Directorate
Conditional No ObjectionDEFA, fisheries have no objections to this development from a fisheries perspective, provided that there is no adverse effect on the adjacent watercourse. This is due to the nature of both the watercourse and the proposed works.
Conditions requested: provided that there is no adverse effect on the adjacent watercourse
The original application for erection of a stable block including garage and store, extension of access lane and creation of a manège was refused by the Planning Committee due to the size and height of the tractor store and manège extending built form into the natural landscape in an AHLV, exacerbated by removal of existing stables for a larger dwelling. The appellant argued the development was for personal use on a 14-acre holding, would have minimal visual impact due to screening and lower ground, and former outbuildings were unsuitable for conversion and more visually prominent. The inspector found the proposal not large-scale, appropriately sized for personal equestrian use, screened from view, and compliant with countryside policies, with no suitable alternative stables available. The appeal was allowed subject to conditions restricting use to equestrian purposes tied to the farmhouse and requiring materials approval.
Precedent Value
This appeal demonstrates that small-scale personal equestrian facilities ancillary to a functional holding in AHLVs can succeed if robustly evidenced as visually contained, functionally justified and compliant with EP19/21, even against committee refusal. Future applicants should prioritise site photos/plans proving no public view, unsuitability of alternatives, and non-commercial scale.
Inspector: Ruth V MacKenzie
