13 December 2010
Ardane, Ballamenagh Road, Baldrine, Isle Of Man, IM4 6aq
The proposal involved demolishing the existing poor-quality dormer bungalow and associated equestrian facilities (stables, groom's cottage, tack buildings, ménage) at Croit Ny Cabbyl and replacing them with a substantial new private residence (three storeys including lower ground floor, ~1492 m² excluding lower ground,…
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See how this application compares to similar ones — policies, conditions, and outcomes side by side.
Policy L/OSNC/PR/1
Cited by Lonan Parish in objection. Requires compliance for development in specified area; parish stated proposal does not comply.
General Policy 3
Cited by Lonan Parish. Restricts countryside development unless exceptional circumstances; parish opposed commercial equestrian element.
Environment Policy 1
Cited by Lonan Parish and in design statement. Protects countryside for its own sake; stringent test requires overriding national need, not met by private equestrian use.
Environment Policy 2
Cited in design statement and parish objection. Protects landscape character; proposal claims enhancement via planting but parish opposed due to scale and location.
Environment Policy 21
Cited by parish. Relates to design in countryside; stables/arena seen as commercial and visually intrusive.
Do not oppose, has no traffic management, parking or road safety implication. Note: Private use only
Lonan Parish Commissioners recommend refusal due to commercial equestrian use on unsuitable narrow roads in an area of outstanding natural beauty; Highways Division has no objection for private use; Fire Service recommends consultation on staff accommodation escape routes; a private individual objects.
Key concern: commercial equestrian use unsuitable for narrow roads in area of outstanding natural beauty
Lonan Parish Commissioners
ObjectionWhilst the Board does not object to the construction of a new dwelling they remain strongly opposed to the Commercial nature of the Stables; they are not persuaded that the narrow road infrastructure, with no passing places and sharp bends is suitable for the level and type of vehicles that stand to operate from the development site; The Board remains opposed to the commercialisation of this area of outstanding natural beauty
Highways Division
No ObjectionDo not oppose has no traffic management, parking or road safety implication; Note: Private use only
Isle of Man Fire and Rescue Service
Conditional No ObjectionI AM CONCERNED WITH CERTAIN AREAS OF THE STAFF ACCOMMODATION; THE ESCAPE ROUTE FROM THE SLEEPING AREAS LEADS THROUGH THE LONGE / KITCHENS; I RECOMMEND THAT THE APPLICANT CONSULTS WITH THE FIRE SAFETY DEPT TO DISCUSS ALTERNATIVE SAFER ARRANGEMENTS
Conditions requested: applicant consults with the Fire Safety Dept to discuss alternative safer arrangements
Ian K Bleasdale and Elizabeth Bleasdale
ObjectionWe expressed our doubts and objections on 10/05/2 for which this application seems to be a re-submission. Our views remain the same and we cannot see why time should be wasted on multiple applications on something so un-acceptable.
The original application PA 04/01963/B for erection of an indoor equestrian arena with storage facilities was refused by the Planning Committee due to the height of the building being an unwarranted intrusion into a generally open area not characterised by buildings of this scale. The appellant argued the proposal would integrate with existing farm buildings, including a recently heightened stone barn, and cited precedents of similar approved structures, emphasising private equestrian use. The Planning Committee and Lonan Parish Commissioners defended the refusal on grounds of visual dominance and lack of commercial need. The inspector concluded the modern industrial building would markedly stand out, conflicting with countryside protection policies, and personal equestrian enjoyment did not constitute overriding need. The appeal was dismissed by the Minister on 14th June 2005, upholding the refusal.
Precedent Value
This appeal demonstrates that private equestrian facilities will not overcome countryside protection policies without exceptional justification; applicants must proactively engage with specific policies like EP1 and EP24, proving overriding need beyond personal use, and consider traditional materials to mitigate visual impact.
Inspector: David Ward
