21 November 2025 · Planning Committee
The Rule, Main Road, Sulby, Isle Of Man, IM7 2hr
The proposal involves retaining a previously built 10.4m x 7.4m timber-framed stable on a concrete plinth for horses and sheep, and a new all-weather access track with passing bays off Windmill Road, replacing a dangerous 1.05km shared lane off the A3 TT Course.
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The officer noted the stable is acceptable due to its limited scale, inconspicuous siting, and finished appearance, complying with GP2, ENV1, and ENV21.
General Policy 2
Requires development to respect surroundings, not adversely affect landscape/amenity/highways/ecology. Officer found compliance as stable fits landscape, track harms mitigated by conditions, and highway benefits substantial despite countryside location.
Environment Policy 1
Protects countryside unless overriding need. Exceptional agricultural/equestrian need and highway safety benefits outweigh general countryside protection policy.
Environment Policy 4
Prohibits adverse effects on protected habitats/species near ASSI/Ramsar. Potential conflict from retrospective works on marshy grassland/possible orchids, but pragmatic conditions address per ENV5 exception.
Environment Policy 5
Exceptional circumstances allow conditions for mitigation/compensation where ENV4 sites affected. PEA, Habitat Management Plan with surveys/monitoring/planting secure compensation for unavoidable retrospective damage.
Environment Policy 14
No loss of Classes 1-2 agricultural land; fields semi-improved/limited value.
Environment Policy 15
Agricultural buildings permitted if need outweighs countryside policy, sited near groups, sympathetic scale/design. Stable meets functional need, domestic scale, near garage.
Environment Policy 19
Equestrian buildings ok if no amenity/agricultural land/highway loss. No high-quality land loss; low traffic; highways improved.
Environment Policy 21
Equestrian buildings not detrimental to countryside character if appropriate siting/design/size/finish. Timber frame/pitched roof sympathetic, limited scale, inconspicuous.
Access surfacing and drainage improvements
The use of the access track hereby approved shall not continue until measures to improve the surfacing and drainage have been implemented in accordance with details which have first been submitted to and approved in writing by the Department. Said details shall include a timescale for implementation. Once approved, the measures shall be carried out in accordance with the approved details. Reason: In the interest of visual amenity and character of the area.
Preliminary Ecological Appraisal
The use of the access track hereby approved shall not continue until a Preliminary Ecological Appraisal (PEA) of fields 134181, 130377 and 130344 has been submitted to and approved in writing by the Department. The PEA report shall include a timeline for the implementation of any recommended additional surveys and mitigation measures. Once approved, any surveys and mitigation measures set out in the report shall be completed in accordance with the approved details. Reason: In the interest of biodiversity in the area.
Updated Habitat Management Plan
The use of the track hereby permitted shall not continue until an updated Habitat Management Plan has been submitted to and approved in writing by the Department. The Habitat Management Plan shall incorporate details of compensatory planting, a surveying plan of fields 134181, 130377 and 130344, a regime for summer monitoring to be undertaken by a suitably qualified Ecologist and a timetable for implementation. Once approved, the measures within the approved Habitat Management Plan shall be adhered to in perpetuity, from the date of approval. Reason: To ensure the development delivers suitable compensation for affected biodiversity features and to maintain a favourable conservation status.
Restoration if conditions not met
Should the applicant/owner fail to submit the information required by Conditions 1, 2 or 3 within 12 months of the date of this approval, the use of the track shall permanently cease and the land shall be returned to its former condition, in accordance with a scheme of restoration, the details of which shall first be submitted to and approved in writing by the Department within 12 months of the date of this approval. The scheme of restoration shall include a timescale for its implementation. Reason: In the interests of landscape character should the impact not be mitigated through the submission of further details.
Visibility splays
The use of the track hereby permitted shall not continue until the visibility splays indicated approved drawing 2024-190-007 have been fully provided. The visibility splays shall be retained as such thereafter. Reason: In the interest of highway safety.
Agricultural/equestrian use only
The use of the building hereby approved shall be for agricultural/equestrian use for the benefit of the landowner only and for no other purpose without the prior grant of planning permission. Reason: In view of the location of the site in the open countryside and because the Department does not consider the site suitable for anything other than private use.
Removal if building unused
In the event that the building hereby approved should not be actively used for agricultural/equestrian purposes for a continuous period exceeding 12 months, the building shall be removed from the site and the land restored to its former condition, in accordance with a scheme of restoration that shall first have been submitted to and approved in writing by the Department, within 18 months of its last use. Reason: In the interests of landscape character and preventing the proliferation of buildings in the countryside where the use is no longer required.
No significant negative impact upon highway safety, network functionality and/or parking; site access and internal access road acceptable
Semi-improved fields of limited agricultural value; no compromise to viable activity; stable welfare benefit for sheep/horses
Manx Wildlife Trust objects due to high ecological value of the site and lack of surveys/mitigations; Lezayre Parish Commissioners unanimously object to the retrospective vehicular access lane over a documented right of way with engineering concerns; Croit ny Gurrin objects to the access due to visibility and safety issues on the Curragh Track.
Key concern: high ecological value site with protected species and proximity to Ballaugh Curragh ASSI lacking surveys and mitigations
Manx Wildlife Trust
ObjectionThe Dactylorhiza orchids are fully legally protected under Schedule 7 of the Wildlife Act 1990 and their destruction would be an offence.; a full ecological survey and protections for the ASSI and protected species would still be required for this application to ensure full compliance with the Strategic Plan
Conditions requested: full ecological survey conducted; enduring conditions for protection of adjacent Ballaugh Curragh ASSI and protected species on site
Croit ny Gurrin
ObjectionIf a vehicle exits to the east the angle of exit is blind.; It is clear there is insufficient visibility.
Lezayre Parish Commissioners
Conditional No ObjectionObjection unanimous; Lezayre Commissioners do not object to the stable/agricultural store however they do unanimously object to the new vehicular access.
Conditions requested: vehicular access lane returned to its former state as a field
The original application for erection of a detached stable/agricultural store and creation of a new vehicular access lane (retrospective) was permitted by the Planning Committee. The Parish Commissioners appealed, contending that the 'pressing safety concerns' justifying the new access onto Old Windmill Road were negated when the Committee removed a condition to block the existing A3 access, allowing continued use by large vehicles. They argued Old Windmill Road is unsuitable for such traffic and that the track enables increased use, harming the rural lane's ambience. The appeal seeks reversal of permission, track removal, and mitigation due to environmental damage. No inspector's analysis or decision is included in the appeal submission documents.
Precedent Value
This appeal submission demonstrates how third parties with appeal rights (e.g., parish commissioners) can challenge permissions granted on safety grounds by highlighting inconsistencies in conditions and environmental impacts on rural lanes; future appellants should emphasize how decisions undermine original justifications.
