1 September 2021 · Head of Development Management (Stephen Butler)
Ardonan Nurseries, Ardonan Lane, Regaby, Ramsey, Isle Of Man, IM7 3hn
The proposal is for a retrospective horse manege measuring 20.3m x 47.3m with timber post and rail fencing, sandy base raised 1.0m above the access track, located in Field 124965 within the Ardonan Nurseries farm unit southwest of Regaby.
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The officer assessed the retrospective manege as acceptable under General Policy 3(f) as essential for agriculture, given its association with stables and grazing on the farm holding, occupying only a…
General Policy 3
Permits building/engineering essential for agriculture outside zoned areas. Officer found manege associated with stables/grazing met exception (f), sympathetic to landscape by proximity to farm buildings in underused field.
Environment Policy 1
Protects countryside unless overriding need and no alternative. Proposal had neutral impact, not visible publicly, minor scale, no material harm.
Environment Policy 15
Requires agricultural need outweighing countryside restrictions, sited near buildings, appropriate scale/form. Satisfied by farm need, close to stables, sympathetic design.
Environment Policy 19
Equestrian ok if no amenity loss, no class 1/2 land loss, highways ok. Small footprint on class 3/4 land, no highway issues, conflicts mitigable.
Environment Policy 21
Horse buildings not detrimental to countryside character in siting/design/size. Timber fencing, sandy base, no lighting; form reflects purpose, near stables.
Landscaping scheme
Within 3 months of the date of this approval becoming final, a proposed landscaping scheme shall be submitted to and approved in writing by the Department showing details and timing of planting to the perimeter of the menage and boundary hedging to the west and fencing / screening proposals to the west elevation of the menage. The proposed planting shall take place in accordance with the approved details and any trees / bushes which, within a period of 5 years from their first planting, are removed, or, in the opinion of the Department, become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Department gives written consent to any variation.
Use restriction
The manège and barn may only be used for the keeping and exercising of horses and associated uses connected to Ardonan Nurseries, Ardonan Lane, as the site, as defined in red and blue on the approved plans.
No lighting
No lighting may be installed in connection with the stables or manege without planning approval.
No Highways Interest
Neighbouring farmers strongly object to the retrospective horse manege due to safety risks from proximity to farm machinery, landscape disruption, and incompatibility with agricultural use, while statutory consultees from Highways and Flood Management raise no objections.
Key concern: safety risks to horses and riders from proximity (6-7m) to heavy farm machinery operations
Department of Infrastructure Highways Division
No ObjectionAfter reviewing this Application, Highway Services find it to have no significant negative impact upon highway saftey, network efficiency and /or parking subject to manege being non-commerical in its operation.; as long as no further commercialisation occurs we do not wish to oppose this proposal.
Conditions requested: manege being non-commercial in its operation; no further commercialisation occurs
Department of Infrastructure Flood Risk Management Division
No CommentNFRMI; No Flood Risk Management interest
Ballayockey Farm (Radcliffes)
Objectionhaving a horse arena approximately 7 metres from a working farm is definitely incompatible; operators should switch off machinery and wait until horses are 20m away; if the arena had gone through the usual planning channels before construction we would have had no objections
Conditions requested: earth bank or acoustic fence for siting and landscaping
Island Land-Based Services Limited (on behalf of Ballayockey Farm)
Objectionthe amount of material which would have been imported onto the site for the menage to be in the order of 350 m3; the overall distance from the menage to the field boundary is estimated to be only 6 to 7 metres
Corlett Bolton & Co (Advocates for Ballayockey Farm)
Conditional No Objectionthere could be a significant risk to community and public safety, disruption to the landscape, and considerable disturbance in general; the most sensible solution would be a condition that acoustic barriers should be erected if the Committee did not see it fit for the application to be rejected outright
Conditions requested: acoustic barriers should be erected
The original application for retrospective construction of a horse manege was permitted by the Head of Development Management on 1st September 2021 subject to conditions, including landscaping for rider safety. Neighbours at Ballayockey Farm appealed the conditions, arguing they failed to specify acoustic barriers as per BHS and expert advice to mitigate risks from farm machinery noise and visual distraction. The Planning Authority defended the conditions as adequate but suggested potential modification. The applicant supported the original conditions, noting no incidents and maturing boundaries. The Inspector, following a public inquiry and site visit, found the original Condition 1 imprecise and recommended adding a specific 2.7m acoustic fence to BS EN 1794-1 standard for safety under GP2m. The Minister accepted this recommendation on 25th March 2022, upholding approval with revised conditions.
Precedent Value
This appeal sets precedent that planning conditions for rural equestrian facilities adjacent to active farmland must precisely specify acoustic barriers (e.g., 2.7m to BS EN 1794-1) where expert evidence shows safety risks from machinery; future applicants/agents should include technical reports proactively and ensure conditions are explicit to avoid appeals.
Inspector: Brian J Sims BSc CEng MICE MRTPI
