30 January 2024 · Planning Committee
Ballaclucas Farm, Top Road, Crosby, Isle Of Man, IM4 4hn
The proposal is for the retention of a large loose aggregate hardstanding area (approx. 38m x 42m), originally a construction compound behind the indoor equestrian arena at Ballaclucas Farm, to be used as a parking area for large horse boxes and trailers associated with the established equestrian facility.
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The officer recognised a general presumption against development in the countryside per General Policy 3 and Environment Policies 1 and 2, but found the proposal acceptable due to its link to the esta…
General Policy 3
Requires a general presumption against development in the countryside, directing it to settlements. The officer applied this but found the equestrian-linked car park acceptable on an exceptional basis due to demonstrated need outweighing countryside protection.
Environment Policy 1
Seeks to protect the countryside for its own sake. Assessed as acceptable due to screening by existing arena, vegetation, distance (100m) from road, and topography limiting public views.
Environment Policy 2
Protects landscape character in Areas of High Landscape Value (AHLV), with presumption against large-scale equestrian development unless exceptional circumstances. Site not in AHLV; existing facilities approved, car park facilitates them without harm.
Environment Policy 15
Protects high quality agricultural land (Class 3/2 here). Loss accepted as need for equestrian parking outweighed protection, with conditions for restoration if use ceases.
Environment Policy 19
Supports equestrian development if no loss of high quality agricultural land, no highway harm, and appropriate design. Need justified loss; no highway harm; visual impacts minimal.
Environment Policy 20
Supports equestrian uses subject to no AHLV harm or high quality land loss. Exceptional circumstances from vehicle need justified approval despite land loss.
Environment Policy 21
Permits equestrian development with appropriate style, design, and finish not harming countryside character. Car park behind structures and screened, tied to facility.
Transport Policy 7
Requires suitable parking provision. Proposal provides off-road parking for large vehicles with demonstrated turning circles; DOI do not oppose; no highway safety harm.
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.
Use limited to equestrian facility
The car park hereby approved shall be used only in association with the equestrian facility at 'Ballaclucas Farm' as outlined in blue on dwg P10-01 only. Reason: a car park in this location is only considered acceptable and warranted given its connection and use by the established equestrian facility only and to which it relates in the interest of protecting the countryside from unwarranted development.
Restoration if equestrian use ceases
In the event that the car park is no longer required in association with the equestrian facility or the use of the equestrian facility ceases for a period longer than 24 months, the car park must be removed and the ground restored to its original agricultural field condition and retained as such thereafter. Reason: the car park is only considered acceptable in relation to the operation of the equestrian facility and any retention without that facility would be unwarranted development in the countryside.
no objections
Do Not Oppose
Highway Services Division and Marown Parish Commissioners both raised no objections to application 22/01205/B for retention of a construction compound as a parking area at Ballaclucas Farm.
Highway Services Division
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.
Marown Parish Commissioners
No ObjectionThe Commissioners have NO OBJECTION to the following new applications: ... 22/01205 – Retention of Construction Compound at Ballaclucas Farm, Top Road, Crosby
