17 July 2024 · Acting Head of Development Management (Abigail Morgan); finalised by Director of Planning and Building Control (J Chance)
Field 314293, Staarvey Road, Peel, Isle Of Man, IM5 2aj
The site comprises five fields totaling 19 acres on the western side of Staarvey Road in Peel, within an Area of High Landscape Value (AHLV) and not on high-quality agricultural land (Class 3/3-4).
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The officer assessed the proposal against equestrian policies (EP19, 20, 21) and found no permanent loss of high-quality agricultural land (Class 3/3-4, not protected Classes 1-2), acceptable small sc…
General Policy 3
GP3(f) allows exceptions in countryside for operations essential to agriculture; officer extended to private equestrian replacing unmet agricultural need from prior approval, finding scale and need sufficient on fine balance.
Environment Policy 1
Protects countryside for its own sake; stables and buildings accepted as not uncommon in rural areas, sited in dip with limited skyline interruption, no adverse impact on rural character.
Environment Policy 2
Protects AHLV from harmful development; low visual impact due to dip siting, small scale, and materials justified exceptional approval despite isolation.
Environment Policy 14
No loss of Class 1-2 agricultural land; site is Class 3/3-4, so no unacceptable permanent loss.
Environment Policy 15
General design criteria for agricultural buildings; assessed scale, design, and clustering (alongside existing) as fit for purpose despite isolation.
Environment Policy 19
Equestrian development acceptable if no amenity/highway harm and no loss of high-quality land; private use low-traffic via existing gate, no Class 1-2 loss.
Environment Policy 20
Presumption against large-scale equestrian in AHLV; small scale (no arenas, 95sqm footprint) not 'large scale', acceptable visual impact per prior report.
Environment Policy 21
Stables not detrimental to countryside if purpose-designed (no cavity walls); timber stables and steel existing building fit equestrian purpose, low level design.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Stable removal if use ceases
In the event that the new timber stable building hereby approved is no longer used or required for the stabling of horses, the stable building and any associated hardstanding flooring shall be removed and the ground restored to its former condition within 12 months of the date the use ceased.
Private use only
The timber stable, metal building and fields hereby approved shall only be for private use only and not used for any commercial equestrian use or commercial equestrian purposes.
Timber finish
The elevations of the 3 bay stable building hereby approved must be finished in timber and retained thereafter.
Mesh details approval
Prior to the installation of any reinforced meshing to the access track route, full details of the mesh to be installed, its installation and fixing method and scheme for its restoration in the event of any removal shall be provided in writing to and approved by the Department. The track works shall only be carried out in full accordance with the details approved.
Equestrian use area limited
The change of use of land to private equestrian use relates only to the area outlined in red as shown on drawing number 84326 CUR ZZ XX D S 00002 rev P02.
Cease equestrian use if stable removed
In the event that the stable building is removed in line with C2 above, the equestrian use of the land must also cease.
No external equestrian storage
For the avoidance of doubt there shall be no permanent siting or any external storage of any horse jumps, horse boxes or any other associated equestrian paraphernalia on the land edged red on drawing number 84326 CUR ZZ XX D S 00002 rev P02.
No lighting without approval
There shall be no external lighting at the site 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.
Metal building removal if use ceases
In the event that the metal agricultural building is no longer used for equestrian or agricultural use it shall be removed and the ground restored to its former condition, within 12 months of the date the use ceased.
Do not oppose
no objection but precautions will be needed to reduce possibility of harmful materials entering the watercourse
Highway Services and DEFA Inland Fisheries both raised no objections to application 23/01033/B, with Inland Fisheries requesting precautions to prevent pollution of the adjacent watercourse.
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; Highways HDC have reviewed the updated information for application 23/01033/B dated 5 Feb 2024 online and have no further comments to that of 8 Sept 2023.
DEFA Inland Fisheries
Conditional No ObjectionDEFA, fisheries have no objections to this development from a fisheries perspective, provided that there is no adverse effect on the adjacent watercourse.; As the proposed works are in close proximity to the watercourse, precautions will be needed to reduce the possibility of harmful materials such as concrete or washings entering the river.
Conditions requested: precautions will be needed to reduce the possibility of harmful materials such as concrete or washings entering the river
