24 March 2025 · Head of Development Management (Stephen Butler)
Ballavar Farm, Old Castletown Road, Santon, Isle Of Man, IM4 1ey
The proposal involves demolishing an existing flat-roofed masonry stable and field store (10.6m x 5.6m, 59.36sqm, 2.9m tall) in poor repair and replacing it with a new timber stable and field store (12.9m x 7m, 90.3sqm, 4.5m ridge height, 2.5m eaves) using larch shiplap boarding walls, black sinusoidal roof sheeting wi…
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The officer determined there is sufficient justification for the replacement stable due to its deteriorating condition and alignment with equestrian welfare standards in the IOM Code of Practice, meet…
General Policy 3
Provides exceptions to development in the countryside; officer assessed the proposal as justified by equestrian need, proportionate scale replacing existing structure, and removable design to safeguard future agricultural use, avoiding inappropriate rural development.
General Policy 2
General development considerations including safe access and ecology; existing access deemed suitable with no changes proposed, and lighting conditioned to protect species.
Environment Policy 1
Protection of countryside and ecology; balanced equestrian operational needs against conservation through sensitive siting and design minimising intrusion.
Environment Policy 14
Soil quality for developments losing agricultural land; site on Class 3/4 soils (not high-grade), modest footprint increase preserves grazing potential.
Environment Policy 19
Local amenity, soil, highway and traffic for equestrian development; no amenity/highway impacts from private replacement use, low-grade soils unaffected.
Environment Policy 21
Development for stabling/shelter in countryside; suitable location near farm, high design standards with timber materials suiting equestrian purpose.
Transport Policy 4
Highway safety; no access changes or significant traffic increase from private replacement stable.
Spatial Policy 5
Design and visual impact; pitched roof, larch cladding and scale ensure harmonious integration without dominating rural landscape.
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.
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.
Removal if equestrian use ceases
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.
Private use only
The stables shall be for private use only and not for any commercial or private 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.
External lighting scheme
Prior to the installation of any external lighting, a detailed external low level lighting scheme shall be submitted to and approved in writing by the Department. The lighting of the external areas of the building will be designed in accordance with the recommendations outlined in the BCT and ILP Guidance Note 8 Bats and Artificial Lighting (12th September 2018). The lighting details shall include detailed drawings of the proposed lighting columns and fittings, information about the levels of luminance and daily duration and any measures for mitigating the effects of light pollution. The development shall not be carried out other than in accordance with the approved plan. Reason: To provide adequate safeguards for the ecological species existing in the surrounding area.
No external equestrian 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 31 January 2025. 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.
no interest
no objection to the proposal
