20 August 2024 · Acting Head of Development Management (Abigail Morgan)
Field 624110, Gooseneck Road, Hibernia, Ramsey, Isle Of Man, IM7 1ep
The proposal involved constructing a steel-framed equestrian building measuring 66m long by 30m wide with a floor area of 1980m², 4.5m to eaves and 8.69m to ridge, using tanalised castle boarding walls and Juniper Green fibre cement roofing with numerous rooflights.
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The officer concluded that the proposed building's size (66m x 30m, 1980m² floor area, 8.69m ridge height) and scale would introduce an 'overly large structure' in a 'visually sensitive, upland landsc…
General Policy 2
Requires development to respect site/surroundings in siting, layout, scale, form, design (b); not adversely affect surrounding landscape character (c); and not adversely affect locality character (g). Officer assessed the proposal's excessive scale and upland visibility as failing these tests, causing harm to open moorland character.
Environment Policy 1
Protects countryside for its own sake; development adversely affecting it not permitted without overriding national need and no alternative. Officer found the large building would adversely affect the visually sensitive upland countryside without such justification.
Environment Policy 20
Presumption against large-scale equestrian development (new buildings/arenas) in High Landscape or Coastal Value areas unless exceptional circumstances. Officer applied strict presumption due to site's designation, noting no exceptional circumstances and distinction from lowland precedents.
Environment Policy 19
Permits equestrian buildings in countryside if no amenity loss, no loss of high-quality ag land, and highways can accommodate traffic. Officer noted principle accepted previously but this scale overrode due to landscape harm; highways ok.
Environment Policy 21
Prohibits animal buildings detrimental to countryside character via siting, design, size, finish; must reflect purpose, avoid cavity walls. Officer acknowledged agricultural-style design but found size in upland setting detrimental.
No significant negative impact upon highway safety, network functionality and/or parking as the existing access and local road network is acceptable for the proposals, providing it stays as private use via condition.
Highway Services HDC does not oppose the application due to no significant negative highway impacts, provided it remains private use. DOI Highways Drainage recommends compliance with drainage requirements to prevent surface water runoff onto the public highway.
Key concern: surface water runoff onto public highway contravening Highway Act 1986
Highway Services HDC
Conditional No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the existing access and local road network is acceptable for the proposals, providing it stays as private use via condition.; Highway Services HDC does not oppose (DNO)
Conditions requested: providing it stays as private use via condition
DOI Highway Drainage
Conditional No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.; Recommendation: Applicant should be aware off and comply with the clauses above.
Conditions requested: Applicant should be aware off and comply with the clauses above
