25 June 2019 · Planning Committee
Field 530570, Scollag Road, Hillberry, Onchan, Isle Of Man, IM4 5bt
The proposal involves building a 10m x 10m barn (3.9m ridge height, 2.2m eaves) for three stables, tack room and storage, plus a 24m x 44m outdoor arena, small jump store and hard standing on sloping agricultural fields accessed via a farm track off Scollag Road.
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The proposal was assessed as private equestrian use following amendments removing commercial elements, lunge pen, wind turbine and reducing hardstanding, making it low-key and appropriate for the coun…
General Policy 3
Sets exceptions for development outside zoned areas; equestrian not included, so further guidance from EP19-21 applies. Officer found proposal acceptable for private use in countryside due to amendments reducing scale and impact.
Environment Policy 19
Permits equestrian buildings in countryside if no loss of local amenity, no loss of high quality (Class 1/2) agricultural land, and highway network can accommodate traffic. Site not high quality land; low private traffic acceptable on existing track; no significant amenity loss at >200m from dwellings.
Environment Policy 20
Presumption against large scale equestrian development (new buildings/arenas) in High Landscape Value areas unless exceptional circumstances. Proposal not 'large scale' without commercial element; private use low-key despite size.
Environment Policy 21
Prohibits stables detrimental to countryside character in siting, design, size or finish; must reflect purpose, avoid cavity walls. Building suits equestrian purpose, painted green, screened by planting/topography; sited near existing stables; blends via distance (500m from road) and materials.
Environment Policy 1
Protects countryside unless overriding national need and no alternative. No overriding need required as proposal complies with specific equestrian policies.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Private use only
The stables, hereby approved, shall be for private use only and not for any commercial or private livery use.
Removal if disused
In the event that the stable building, hereby approved, is not used for equestrian purposes for a period exceeding 6 months, the stable building and hard standing shall be removed and the ground restored to its former condition within 9 months of the stables last being used.
Green colour finish
The elevations and roof of the stables, hereby approved, shall be finished in the colour green, as stated in the email dated 27 March 2019. The development shall thereafter be maintained in this colour unless otherwise agreed in writing by the Department.
Landscaping scheme
All soft landscaping shall be carried out in accordance with the approved details, as shown on the amended site plan date-stamped as having been received 13 March 2019 and in the email dated 17 April 2019. The planting shall be carried out in the next available planting season following the first occupation/use of any part of the development. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department.
No additional lighting
No additional external lighting shall be erected on the development site for the external yard areas and outdoor equestrian exercise arena, hereby approved, other than in accordance with the lighting shown on the approved drawings.
Multiple residents and representatives objected to the equestrian development citing access issues, commercial use concerns, scale, and lack of details; Highways initially deferred but later issued no objection subject to condition; Onchan District Commissioners recommended refusal.
Key concern: inadequate access and parking on private residential road leading to safety/wear issues
Highway Services Division
DeferA total site parking provision of 11 car parking spaces plus 5 horse box/car with horse trailer spaces and adequate site turning space for a horse box/car with horse trailer is needed; A car parking space should be at least 2.5m x 5m with a minimum 6m adjacent aisle width
Conditions requested: appointment system if gates locked
Highway Services Division
Conditional No ObjectionHighway Services does not oppose the application subject to a planning condition for there to be no commercial use of the site
Conditions requested: planning condition to prevent any commercial use of the site
Onchan District Commissioners
DeferThe application to be considered at the next meeting of the Commissioners on 25th June 2018.
Onchan District Commissioners
ObjectionThe Commissioners recommend that the application still be REFUSED on the grounds that: (i) Overuse of land (ii) Proposed use of land as a commercial entity (iii) American style barn and wind turbine not in keeping with surrounding area.
MacOwan Collett Consulting Engineers Ltd (on behalf of Mrs J Clucas, 4 Abbeylands Estate)
ObjectionThe additional information provided makes comment on the proposed floodlighting indicating it will point downwards and focus around the area of the doors. However, without Plans showing the location and number of doors it is impossible to ascertain what is actually being proposed in terms of lighting
Mr Allan J Thompson & Ms Anna L Mazzilli (The Old Diary, 5 Abbeylands Estate)
ObjectionThe proposed outdoor arena is larger than the standard size of 20m x 40m. 24m x 44m would increase the arena size by an extra 256m from 800m to 1056 square meters
Mr & Mrs Karen And Andy Halsall (Dragonfly Barn, 3 Abbeylands Estate)
Objectionwe are surprised that a new application has not been required by the planning office
Allan Thompson (1 Abbeylands Estate)
ObjectionLack of details for the proposed lighting and the applicant reserving the right, if needed, to install additional lighting.
Dr Johannes Vogel and Nelly Lambert (Lilleo Farmhouse, Abbeylands Estate)
ObjectionThe main raison we moved to the island and bought our home in Abbeylands Estate was to have peace and quiet.
The original application for equestrian development including stables, storage, arena and hard standing was approved by DEFA Planning despite objections from Onchan District Commissioners. The Commissioners appealed, arguing non-compliance with countryside policies due to access issues, ecological harm, visual impact, and potential for future expansion. The planning authority defended the approval, noting amendments removing commercial elements, low traffic impact, suitable design, and compliance with EP19 and EP21. The inspector, after a public inquiry and site visit, found the development acceptable in terms of access, visual impact, character, and amenity, recommending dismissal of the appeal. The Minister accepted this recommendation on 25 November 2019, upholding the approval subject to conditions restricting use to private equestrian only.
Precedent Value
Demonstrates that small-scale private equestrian facilities can be approved in countryside via careful siting, screening and conditions, even with sub-optimal access, if no significant harm to amenity or character. Future applicants should emphasise private use only, provide landscaping details, and secure restoration conditions.
Inspector: Brian J Sims
