5 December 2024 · Delegated - Principal Planner Jason Singleton
Field 534081, Bibaloe Beg Road, Onchan, Isle Of Man, IM4 5ad
The proposal involves building an L-shaped stable approximately 13m long, 9.2m wide, and 3.3m high with a cross-pitched roof and shiplap boarding, including three stable rooms, a tack room, and a concrete pad of 5.2m by 9.1m, on Field 534081 in the countryside outside any designated development area.
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See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The critical test was the principle of equestrian development in the countryside, where there is an assumption against development unless it meets specific exceptions; while not essential agriculture …
Spatial Policy 5
Requires developments only in defined settlements unless complying with General Policy 3 exceptions. The proposal passed via equestrian exception in ENV19-21 despite countryside location.
General Policy 2
Requires respect for site character and surroundings (b,c,g), protection of amenities (g,h), and highway safety (h,i). Stable's modest scale, isolated siting, and design ensured compliance with no harm to visual character or amenities.
General Policy 3
Allows essential agricultural/forestry buildings (f); equestrian not deemed essential agriculture but exceptionally accepted under ENV19-21 criteria.
Environment Policy 1
Protects countryside 'for its own sake' with assumption against development. Minimal impact from isolated, small-scale stable allowed exception.
Environment Policy 14
Prohibits permanent loss of Class 1-2 agricultural land; Class 3/2 site with small stable footprint and reversible equestrian use complied.
Environment Policy 19
Permits equestrian buildings if no amenity/highway harm, countryside character preserved via siting/design/size/finish, form/materials reflect purpose, no cavity walls. All criteria met by modest, timber stable.
Environment Policy 20
Similar to ENV19 for equestrian; assessed alongside as compliant due to no large-scale development and rural compatibility.
Environment Policy 21
Similar to ENV19-20; officer grouped as providing equestrian exception where visual/amenity/highway tests passed.
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.
No external storage
For the avoidance of doubt there shall be no permanent siting or any external storage of any horse jumps, horse boxes, horse trailers or any other associated equestrian paraphernalia on the land edged red on the Site Location Plan received 25 September 2024. Reason: The application has been assessed on the change of use of the fields for general exercise and grazing only and not for any other use. In the interest of ensuring no overspill of equestrian equipment over the fields in the interest of visual amenity.
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 Department, such details shall include 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: For the avoidance of doubt and to ensure no harm to the surrounding countryside.
Private use only
The stables shall be for private use only and not for any commercial or public livery use. Reason: In view of the location of the site in the countryside and the nature of the adjoining road, the Department does not consider the site suitable for anything other than private use.
Removal if not needed
The stable hereby approved shall be removed and the ground restored to its former condition within 12 months from the date it is no longer used or required for equestrian purposes. Reason: The building has been exceptionally approved solely to meet equestrian needs, and its subsequent retention would result in an unwarranted intrusion in the countryside.
Equestrian use only
For the avoidance of doubt, the stable building hereby permitted shall only be used for equestrian purposes. Reason: The countryside is protected from development and an exception is being made on the basis of equestrian need only.
No objection
No opposition; no significant increase in road safety risk or highway network efficiency issues; access onto low speed, low trafficked road
Highway Services Division raised no objection to the stable building proposal, noting acceptable access arrangements despite intensification of use. Onchan District Commissioners recommended approval, and a neighbour supported the application with requests to protect trees and allow parking.
Department of Infrastructure Highways Development Control
No ObjectionRecommendation: DNO; DNO - Do not oppose; The proposal access is onto a low speed, low trafficked road and as a result will not significantly increase road safety risk or highway network efficiency issues.
Highway Services HDC
No ObjectionHighway Services HDC does not oppose (DNO) the following applications.
Onchan District Commissioners
SupportThe Commissioners would recommend that the application be APPROVED for planning purposes only.
Highfield Bibaloe Beg Road
SupportWe are happy that the above field has at last been tidied up and will be used for equestrian purposes which is appropriate for this rural area.; We only wish to comment on the following - we would be unhappy if any trees were to be chopped down and in particular the sycamores.; Secondly we hope you will allow parking for three vehicles as suggested in the application.
Conditions requested: hope you will allow parking for three vehicles as suggested in the application
