3 July 2024 · Acting Head of Development Management (Abigail Morgan)
Field 120259, Smeale, Andreas, Isle Of Man, IM7 3ef
The proposal involves changing part of an existing equestrian field to include a fenced sand school measuring 40m by 20m with 1.4m high fencing, using on-site excavated material for levelling to minimise earthworks.
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The principle of development was accepted under General Policy 3(h) as equestrian activity interprets the countryside, supported by existing approved stables and the Animal Welfare Act 2023 requiring …
Strategic Policy 3 - To respect the character of our towns and villages
Focuses on visual design and impact on locality character. Assessed as acceptable due to low visibility from topography and vegetation screening the small-scale fenced school.
Strategic Policy 4
Requires protection of landscape heritage and no unacceptable pollution/disturbance. Proposal protects landscape via screening and conditions prevent pollution to watercourse and wildlife.
Environment Policy 7
Requires special care near watercourses to avoid harm. Satisfied by condition requiring strict adherence to submitted method statement for works near ponds and drains.
Environment Policy 19
Permits equestrian in countryside if no amenity loss, no high quality ag land loss, highways ok. Private use causes no amenity/highway issues and uses existing equestrian field.
Environment Policy 20
Presumption against large-scale equestrian in high landscape value areas unless exceptional. Small-scale private arena not 'large scale'; exceptional via existing use, topography screening, and welfare needs.
General Policy 2
Permits development per zoning if meets criteria on design, landscape, wildlife, amenity, highways etc. Proposal meets multiple criteria (b,c,d,g,h,i) via screening, conditions, private scale.
General Policy 3
Restricts countryside development except for criteria like (h) buildings/works for countryside interpretation/wildlife. Equestrian accepted as countryside activity tied to existing use.
Environment Policy 4
Protects wildlife sites. Condition ensures lighting complies with bat guidance to safeguard adjacent Lough Gat-y-Wing Wildlife Site.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Construction method statement
All ground works and construction of the approved fenced sand school shall be constructed in strict accordance with the method statement submitted on the 2nd of July titled 'Works near to natural ponds and drainage channels'. Reason: To protect the adjacent watercourse from contamination in accordance with Environment Policy 7.
External lighting approval
There shall be no external lighting at the site unless full lighting plan details have been first submitted to and approved in writing by the Planning Department. The details shall be in accordance with the recommendations outlined in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023) and include such detail as the position of lights, level of illumination and cowl details. Any external lighting shall then only be installed in full accordance with the approved lighting plan. Reason: To accord with Environment Policy 4 of the Isle of Man Strategic Plan to protect the adjacent wildlife habitat woodland within the Lough Gat-y-Wing designated Wildlife Site and to protect the wider countryside and night sky.
Private equestrian use only
The fenced sand school hereby approved must be used only for equestrian purposes in association with the existing users of the site, and shall not be used for any commercial use or commercial purposes. Reason: For clarity because the application has been assessed on private use only against Environment Policy 19 and 20 of the Isle of Man Strategic Plan 2016.
Area limitation
The use of land for private equestrian use relates only to the area outlined in red as shown on the Site Location Plan received 2nd of July 2024. Reason: The application has been assessed on this area only for private equestrian use.
Removal if use ceases
In the event that the fenced sand school approved is no longer used or required for equestrian activities, the fenced sand school and its associated structures shall be removed and the ground restored to its former condition within 12 months of the date the use ceased. Reason: The fenced sand school has been permitted solely in conjunction with the applicants existing use and its subsequent retention without that need would result in an unwarranted feature in the countryside contrary to Strategic Policy 4 and General Policy 2 of the Isle of Man Strategic Plan 2016.
no opposition as proposal for existing users would not generate additional trips
no objection to fenced sand school subject to condition on external lighting per Bat Conservation Trust guidance to protect adjacent Wildlife Site
Ecosystem Policy Team (DEFA) has no objection to the fenced sand school but requests a condition restricting external lighting to protect the adjacent Lough Gat-y-Wing Wildlife Site; Highway Services has no objection to the proposal.
Key concern: artificial lighting impact on adjacent Lough Gat-y-Wing Wildlife Site
Ecosystem Policy Team (DEFA)
Conditional No ObjectionThe Ecosystem Policy Team have no objection to the installation of the fenced sand school as per the Proposed Drawing (Drawing No. 24 1822 03).; Should this application be approved we request that a condition is secured for no external lighting...
Conditions requested: no external lighting to be installed except in accordance with a detailed external low level lighting scheme which is in accordance with the recommendations outlined in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted to and approved in writing by the Planning Department
Highway Services
No ObjectionThe proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services raise no objection to the proposal.; Recommendation: DNO; DNO - Do not oppose
