5 March 2010 · Applicant (James Brookman Ltd)
Ardane, Ballamenagh Road, Baldrine, Isle Of Man, IM4 6aq
The proposal involved demolishing existing equestrian facilities (stable block, outbuildings, outdoor arena totalling ~1180m²) and replacing them with a much larger split-level development including a 30x60m indoor riding arena, additional stables, stores and staff accommodation, arranged around an integral courtyard, …
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The officer assessed the proposal against Laxey and Lonan Area Plan Policy L/OSNC/PR/1 presuming against development in open space/agricultural areas and high landscape value land, and Isle of Man Str…
Policy L/OSNC/PR/1
Presumption against development in areas designated open space/agricultural or particular purposes. Site in such designation plus high landscape value/scenic significance; proposal large-scale equestrian not fitting exceptions.
General Policy 3
No development outside zoned areas except listed exceptions (e.g. essential agriculture, redundant building conversion, overriding national need). Large equestrian with staff accommodation in countryside not essential or exceptional.
Environment Policy 1
Protect countryside unless overriding national need with no alternative. Proposal would adversely affect countryside; no such need demonstrated.
Environment Policy 2
Protect AHLV character unless no harm or essential location. Development harms landscape quality despite high finish; not essential.
Environment Policy 19
Equestrian ok if no amenity/high quality ag land/highway loss. No highway objection but scale in sensitive area raises amenity/landscape concerns.
Environment Policy 20
Presumption against large-scale equestrian (new buildings/arenas) in AHLV unless exceptional. Large indoor arena/stables in AHLV; no exceptional circumstances.
Environment Policy 21
Stables not detrimental to countryside in siting/design/size/finish; must reflect purpose. Scale and visibility despite purpose-led design make detrimental.
Do not oppose; has no traffic management, parking or road safety implications. Note: Private use only.
Lonan Parish Commissioners recommend refusal due to adverse visual impact on high landscape value area and increased traffic on single track road; Highways Division do not oppose as it has no traffic management, parking or road safety implications for private use.
Key concern: adverse impact on the visual amenity of the area of high landscape value and scenic significance
Lonan Parish Commissioners
Objectionthe Board has asked me to inform you that they recommend refusal of the above Planning Application; Grounds for Refusal: 1. The development is of a commercial scale...; 2. The development suggests a significant increase in traffic...
Highways Division
No ObjectionDo not oppose has no traffic management, parking or road safety implications; Note: Private use only
The original application PA 04/01963/B (also referenced as 09/01848/B) for an indoor equestrian arena, stables, and storage was refused by the Planning Committee for being an unwarranted intrusion due to its height and prominence. The appellant argued the building would integrate with existing farm structures, be smaller than approved precedents, and serve private equestrian use. The inspector concluded the modern industrial structure would intrude markedly into the open countryside, lacking special need beyond personal enjoyment, conflicting with environment policies. The Minister accepted the inspector's recommendation to dismiss the appeal on 14th June 2005.
Precedent Value
This appeal demonstrates that private equestrian facilities require more than personal need to justify countryside intrusions; applicants must evidence overriding national land use need or use traditional materials/scale to avoid conflict with EP1/EP24. Future cases should prioritise agricultural necessity over leisure.
