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25/90300/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90300/B Applicant : Julia Margaret Corlett Proposal : Erection of extension to existing stable Site Address : Field 210349 Coast Road Jurby Isle Of Man IM7 3ET
Planning Officer: Vanessa Porter Photo Taken : 29.04.2025 Site Visit : 29.04.2025 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 02.06.2025 __
Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
C 1. 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.
C 2. The stabling and storage building shall be for private use only.
Reason: Due to highway safety concerns the Department does not consider the site suitable for anything other than private use.
C 3. The building must be used only for agricultural/ equestrian purposes.
Reason: The countryside is protected from development and an exception is being made on the basis of agricultural/ equestrian need. As such the building must be used for the purposes for which it is approved.
C 4. Prior to the occupation of the building the external walls (cladding), doors, and door frames all on the new building must be painted/finished in a dark green/olive green colour and the roof a dark grey or dark green in colour and all being retained thereafter.
Reason: In the interests of the character and appearance of the site and surrounding area
C 5. There shall be no external lighting of the stable block/ store 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 and retained as such thereafter.
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25/90300/B
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Reason: For the avoidance of doubt and to ensure no harm to the dark skies.
C 6. Notwithstanding the details provided, no works shall be taken to the sod bank situated to the South West of the site.
Reason: In the interest of ecology
This application has been recommended for approval for the following reason. The application is deemed to comply with General Policies 2 and 3, Environment Policies 1, 19 and 21 and Transport Policy 4 of the Isle of Man Strategic Plan 2016
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 19th March 2025; o Drawing No. 01 o Drawing No. 02 o Drawing No. 03 o Drawing No. 04 o Drawing No. 05 o Drawing No. 06 __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: Highway Services - No objection __
Officer’s Report
THE SITE 1.1 The application site comprises a portion of Field 210349, Kerroogarroo, Coast Road, Jurby which is a parcel of land located to the North Western side of the Coast Road and north of the junction of the Coast Road with the Bretney Road. The field is characterised as mainly flat in nature which is used for grazing purposes. Along the eastern roadside boundary of the site is a high grass bank which in large parts screens the fields from public views. A existing filed access already exists which provides sole access to the field. The access is set back form the road and has informal track (hard-core) from the access to the main road which has been in place for a number of years.
1.2 During the officer site visit there were several domestic items situated within the "parking" area of the site, between the field entrance and the stable block. The officer was informed during the site visit that these were within the field short term and the applicant understood they would need to be removed. Also during the officers site visit, the two stables were being used and the store area was full of hay and feed.
THE PROPOSAL 2.1 The current Planning Application seeks approval for the erection of a 3.3m by 16.2m stained green timber structure onto the Western side of the existing stable block. The proposed height is going to sit under the eaves of the existing storage and slant down to a height of 2.7m. The structure will have metal cladding to the South and West elevation and will be open to the East and North elevations.
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2.2 The application states the following regarding what the proposed use of the structure is, "The shed is to store tractor under as it has no cab on it. Plus store hay turner, back box, bake lifter, muck fork plus flail and to have somewhere to put a bale of straw for bedding."
PLANNING HISTORY 3.1 There has been one previous application upon the site which is relevant to the assessment of this application, PA21/00525/B, "
PLANNING POLICY 4.1 The site lies within an area zones as "Not for Development" and an "Area of High Landscape or Coastal Value and Scenic Significance," on the 1982 Development Plan, North Map. The site is not situated within a Conservation Area, nor a Flood Risk Zone
4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application; Strategic Policy 1 - Efficient use of land and resources Strategic Policy 2 - Priority for new development to identified towns and villages Strategic Policy 5 - Design and visual impact Spatial Policy 5 - Development in the countryside only in accordance with General Policy 3 General Policy 2 - General Development Considerations General Policy 3 - Exceptions to development in the countryside Environment Policy 1 - Protection of the countryside Environment Policy 15 - Development of agricultural buildings in the countryside Environment Policy 19 - Equestrian development in the countryside Environment Policy 21 - Development for stabling or shelter of animals in the countryside Transport Policy 4 - Highways safety
4.3 In the absence of specific Manx guidance, the 'Code of practice for the welfare of horses, ponies, donkeys and their hybrids' (December 2017) produced by the UK Department for Environment Food and Rural Affairs (DEFRA) is given material weight in the determination of this application. Although it should be noted that DEFA have recently consulted on a series of animal welfare codes and it is anticipated that the codes of practice when agreed will be laid before Tynwald, should the Animal Welfare Bill 2023 gain Royal Assent. The content of the Animal welfare code of practice for horses, ponies, donkeys and their hybrids is largely the same as the England Animal Welfare Code of Practice for horses, ponies, donkeys and their hybrids.
REPRESENTATIONS 5.1 The following representations can be found in full online;
5.2 Highway Services have considered the proposal and state "No Highway Interest." (24.03.25)
5.3 Jurby Commissioners were consulted on the 8th April 2025, of which no comments have been received at the time of writing this report.
5.4 DEFA Ecosystems Policy Officer has considered the application and states, "No objection subject to condition...It is unclear from the online documentation what impact this application will have on the existing sod bank to the south west of the new extension to be retained and protected throughout the work." (08.04.25)
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
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6.2 PRINCIPLE 6.2.1 The starting point with any application within land designated as "not for development" is whether the proposal would comply with the relevant planning policies in connection with the site designation.
6.2.2 As stated above the site falls within an area not zoned for development on the 1982 Development Plan, as such there is a general presumption against development within the countryside with development to be focused towards defined settlements in accordance with Spatial Policy 5.
6.2.3 Section 4 of this report highlights that there is a provision within the Isle of Man Strategic Plan for equestrian related development as an exception to the presumption against development in the countryside. Paragraph 7.15.1 of the Isle of Man Strategic Plan 2016 recognises that equestrian activities are becoming increasingly popular and may have adverse impact on the character and appearance of the countryside. Among other things, sensitive siting and high standards of design, construction, and maintenance are necessary to ensure that there are no such impacts. This is followed by Environment Policy 19 which allows for the development of equestrian activities in the countryside where there would be no loss of local amenity, no loss of high quality agricultural land and where they would be no highways issues and Environment Policy 21 which resists the construction of stables in rural areas where they would be detrimental to the character and appearance of the countryside in terms of siting, design, size and finish. Any new buildings must be designed in form and materials to reflect their specific purpose.
6.2.4 As identified within the Isle of Man Strategic Plan 2016, equestrian activities can only be situated within open, rural countryside, as such the general principle of equestrian is acceptable. Whilst this is the case, it is necessary to assess whether the siting, scale, character is acceptable in relation to the surrounding countryside and whether there are any other impacts from the proposal.
6.3 IMPACT OF THE DEVELOPMENT UPON THE SURROUNDING COUNTRYSIDE 6.3.1 Environment Policy 21 indicates that buildings for the stabling, shelter or care of horses or other animals will not be permitted in the countryside if they would be detrimental to the character and appearance of the countryside in terms of siting, design, size or finish. Whilst the proposal is not for a building for the stabling or shelter of the horses, it could be said that the proposal is to support the care of the horses on site.
6.3.2 Wen looking at the previous application for the existing stable block the officer wrote the following within their report, "6.3 In terms of the potential visual impacts upon the countryside, the building would not be significantly apparent from public views, being setback away from the Coast Road, being single storey in the main (a section is slightly taller than a normal stable building) and also set behind existing sizeable grass roadside bank. Accordingly, this goes in favour of the application."
6.3.3 The proposed extension to the existing stable block is situated to the Western side of the existing stable block, which from the Coast Road is the most seen elevation of the existing stable block. Whilst the above comments from the previous officers report is noted, it should also be noted that the site itself is very flat with the existing sod bank whilst high is not enough to limit views of the existing stable block from a distance down the Coast Road to the South West of the site.
6.3.4 Whilst the above is the case, the proposal is themed on an agricultural barn with the proposed cladding, as such whilst it will be noticeable in the streetscene there is already the
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existing stable block there, as such overall it is deemed that the proposal would not impact the countryside above and beyond the existing stable block and deemed acceptable from a character and appearance point of view.
6.4 IMPACT ON NEIGHBOURING PROPERTIES 6.4.1 When looking at the proposal it is a suitable distance away from neighbouring properties, and whilst the proposal is the closest to "Jurby Filling Station" by 30m, this site has been empty for several years. Given the distance that the proposal is from the neighbouring properties, it is not considered the proposals would result in significant adverse effects on local amenity.
6.5 HIGHWAY IMPACT 6.5.1 In relation to the impacts on highway safety, it is noted that whilst the proposal is expected to generate some level of traffic relative to its scale of operations, the scale of activities on site (given the nature of the holding), would not be so adverse to warrant refusal of the scheme on highway grounds.
6.5.2 It should be noted that no drive/ path or other type of hardstanding has been provided as part of this application for the applicants to get from the main road to the arena. As such a condition should be attached that no permission has been provided for a hardstanding just encase.
6.6 OTHER MATTERS 6.6.1 As it's noted in part 1 of this report, there was several items not pertaining to the agricultural/ equestrian use of the field, which was discussed with the applicant. Whilst its's noted the applicant stated these items would be removed, a condition should be attached to make sure that the proposed extension is only used in connection with the equestrian/agricultural use of the site, and that the proposal is for private and not commercial use which could result in significant intensification of activities with potential impacts on local amenity.
6.6.2 The comments raised by the Ecosystems Policy Officer are noted, having visited the site and seen the distance of the proposal against the existing sod bank, the proposal would not have an impact. Whilst this is the case for the avoidance of doubt a condition should be attached.
CONCLUSION 7.1 The proposed extension to the existing stable block is considered acceptable, with the design, scale, form and layout of the proposed development is deemed appropriate in the context of the site's rural location, without detriment to the character and appearance of the wider landscape. The proposals further raise no material highway safety concerns. The application is therefore considered compliant with General Policies 2 and 3, Environment Policies 1, 19 and 21 and Transport Policy 4 of the Isle of Man Strategic Plan 2016. The application is therefore recommended for approval.
RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
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8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative. __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted
Date: 02.06.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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