6 July 2010 · Planning Committee
The Nab, Top Road, Crosby, Isle Of Man, IM4 4hl
The proposal involved constructing a 993 sq.m building with an 8m high indoor manege, attached 5m high stables and tack room, finished in dark green metal cladding and brick, on previously developed but untidy farm land within the curtilage of The Nab Farm.
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Officer assessed against GP3 (restricting countryside development except essential agriculture/forestry), ENV1 (protecting countryside unless overriding need), ENV19 (equestrian ok if no amenity/highw…
General Policy 3
Restricts development in unzoned countryside to exceptions like essential agricultural/forestry operations or previously developed land improving landscape. Proposal tested as large equestrian building in open countryside; officer noted inherent conflict but accepted as functional equestrian need located rurally on previously developed untidy farm area, though not explicitly fitting exceptions.
Environment Policy 1
Protects countryside for its own sake, no development adversely affecting unless overriding national need. Officer confirmed high quality landscape but revisions ensured no unacceptable harm via reduced prominence.
Environment Policy 19
Equestrian buildings ok if no amenity loss, no Class 1/2 ag land loss, highways can cope. No concerns raised on these; Highways no objection.
Environment Policy 20
Presumption against large scale equestrian in High Landscape/Coastal Value areas unless exceptional circumstances. New siting confirmed outside designation (above 500ft contour per 1982 Plan/GPS), so policy 'cannot apply'; Parish disputed but officer accepted agent's evidence.
Environment Policy 21
No stabling buildings detrimental to countryside character in siting/design/size/finish; must reflect purpose (no cavity walls). Key test: large scale but height reduction, dark green/metal/brick finishes, landscaping and excavation made 'marginally acceptable' with no detrimental impact warranting refusal.
The Role of Landscape Character in Development
Type C Broad Lowland Valley: conserve treed valleys, field patterns, hill farms; avoid prominent development on sensitive valley sides/floor. Assessed via site views; revisions avoided prominence in key views.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the erection of a building to provide indoor manege, stables and tack room, The Nab Farm, Top Road, Crosby as shown by WL/10/1147/1, Planning Statement and Landscape Design Statement received 18th January 2010 and WL/10/1147/2B, L1103-09-01A and L1103-09-002C received 19th May 2010.
Equestrian use only
The approved building may only be used for equestrian purposes which, for clarity, include the stabling and exercising of horses and the storage of equipment and materials associated with this use.
Landscaping implementation
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development, unless otherwise agreed in writing with the Planning Authority. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
No commercial use
The approved building shall remain incidental to the use and enjoyment of the dwelling The Nab and shall not be used as a commercial livery or for any other commercial purpose.
Do not oppose subject to no commercial use of the equestrian facility
The original application (10/00059/B) for erection of a building providing indoor manège, stables and tack room at The Nab Farm was permitted by the Planning Committee on officer recommendation despite being 'finely balanced'. Marown Parish Commissioners appealed, arguing unacceptable landscape intrusion, conflict with EP21 due to large-scale equestrian development without exceptional reasons, incorrect dismissal of EP20 High Landscape Value, and similarity to prior refused scheme (08/01428/B). The Inspector's report after public inquiry and site visit found the proposal conflicted with EP1 and EP21 due to poor siting, visibility, earthworks and size, recommending refusal despite acknowledging landscape scheme benefits and personal need for dressage facilities. The Minister concurred issues were finely balanced but differed, finding limited landscape impact with screening, and upheld approval with conditions amended per Inspector's suggestion to prohibit commercial use.
Precedent Value
Demonstrates ministerial override possible in finely balanced countryside equestrian cases where landscape screening limits visibility; future applicants should prioritise native/extensive planting, site revisions addressing prior refusals, and minimum functional size evidence, as personal high-level equestrian need can tip balance despite Inspector refusal recommendation.
Inspector: Graham Self MA MSc FRTPI
