5 April 2019 · Planning Committee
Cabbyl Ushtey, Ballagilley Farm, Gooseneck Road, Hibernia, Ramsey, Isle Of Man, IM7 1ep
The proposal seeks to replace an approved L-shaped stable block (PA 13/91106/B) with a new rectangular stable building of footprint 23.64m x 14.59m, eaves height 3.6m and ridge height 5.5m, including 6 stables, tack room, tool shed, disabled toilet, feed store and hay store.
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The principle of equestrian use was accepted under prior permission 13/91106/B for private use, considered low-key and not 'large scale' under ENV20 as it lacks commercial elements.
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, not adversely affect landscape character, resident amenity or highway safety. Officer assessed proposal complies as screened location, agricultural design blending with farm buildings, no amenity harm, and access per prior approval with condition.
Environment Policy 19
Equestrian buildings in countryside only if no amenity loss, no loss of high quality ag land, highways accommodate traffic. Private use condition ensures low impact; no ag land loss or highway issues beyond conditioned access.
Environment Policy 20
Presumption against large scale equestrian (buildings/arenas) in High Landscape/Coastal Value unless exceptional. Not large scale (no commercial, similar to prior 4 horse/2 pony stables); private use conditioned.
Environment Policy 21
Stables not permitted if detrimental to countryside character in siting/design/size/finish; must reflect purpose, avoid cavity walls. Agricultural materials (no cavity), functional design, sited near farm buildings with screening accepted as appropriate.
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 equestrian use only
The stables and the external arena shall be for private equestrian use only and shall not be used at any time for any commercial or private livery use. Reason: In view of the location of the site within an Area of High Landscape or Coastal Value and Scenic Significance the Department does not consider the site suitable for anything other than private use in accordance with Environment Policy 19 and Environment Policy 20 of the Isle of Man Strategic Plan 2016.
No external lighting
No external lighting shall be erected or installed on the site or buildings associated with the stables and the external arena, hereby approved. Reason: In the interests of the character and appearance of the site and surrounding area in accordance with Environment Policy 19, Environment Policy 20 and Environmental Policy 21 of the Isle of Man Strategic Plan 2016.
Access and visibility splays
Prior to the occupation of the stable building, hereby approved, the access shall be constructed in accordance with the access approved under planning permission ref: - 13/91106/B. The visibility splays identified on Drawing No.22/A - 'Block Plan', date-stamped as having been received 27 September 2018, shall be kept permanently clear of any obstruction exceeding 1m in height above adjoining carriageway level. Reason: In the interests of highway safety.
Garff Commissioners object to application 18/01020/B, citing conflict with Environmental Policies 19-21 of the Isle of Man Strategic Plan due to the significant increase in stable size in a high landscape value area.
Key concern: contrary to Environmental Policies 19-21 in high landscape value area
Garff Commissioners
ObjectionMembers feel that the original approval was contrary to Environmental Policies 19 – 21 of the Isle of Man Strategic Plan; Environmental Policy 20 which directly presumes against large scale equestrian developments in areas of high landscape value (as this is designated in the 'Landscape Character Assessment Document'); Environmental Policy 21 which seeks to protect the character of such areas from built development that is inappropriate in terms of several factors including size; The Commissioners feel that this is an extremely sensitive location and request that permission is not granted for the development to be extended
