28 May 2021 · Head of Development Management (Stephen Butler)
Ellan Farm, Jurby East, Isle Of Man, IM7 3ha
The proposal involves forming a low-key, unfenced all-weather riding arena measuring 20m x 40m within the curtilage of Ellan Farm, a rural property southeast of Jurby East and south of the B3 road.
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The site is in open countryside not designated for development, so the key test was compliance with Environment Policy 1 (EP1), which protects countryside ecology unless overridden by national need wi…
General Policy 3
GP3 restricts development outside zoned areas except for specific exceptions including 'building and engineering operations which are essential for the conduct of agriculture or forestry'. The officer referenced it as relevant but did not explicitly test the proposal against it, implying the equestrian use fell within countryside exceptions when combined with EP21.
Environment Policy 1
EP1 protects countryside (land outside settlements or development zones) for its own sake, permitting development only for overriding national need with no alternative. The low-level, screened riding area was found not to adversely affect countryside character, thus complying without triggering the exceptions clause.
Environment Policy 21
EP21 limits equestrian buildings to those not detrimental to countryside character in siting, design, size, or finish, requiring purpose-specific design. Though focused on buildings, the officer extended it to this outdoor arena, finding the low-level design, siting (not publicly viewable), size (20x40m), and lack of fencing/lighting acceptable.
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.
No external lighting
There shall be no external lighting of the development hereby approved other than in accordance with the lighting shown on the approved drawings. Reason: In the interests of the character and appearance of the site and surrounding area.
Private equestrian use only
The outdoor riding area shall be for private equestrian use only by the occupants of "Ellan Farm" and not for any commercial or private livery use. Reason: The application has proposed the outdoor riding area be for private use only and it has been considered on this basis only.
No residential curtilage extension
For the avoidance of doubt no permission is hereby granted for the extension of the residential curtilage of the existing dwelling "Ellan Farm". Reason: To ensure there is not domestication of the countryside and in the interest if the visual amenities of the countryside.
Soft landscaping scheme
No development shall take place until full details of soft landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new native hedgerow showing, type, size and position of each. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the outdoor riding area, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: To ensure the provision of an appropriate landscape setting to the development.
After reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking.
no Flood Risk issues
no objection subject to condition for replacement native hedge planting details prior to works and inclusion of bird protection note
DEFA Ecosystem Policy Team requests replacement native hedge planting condition and a bird protection note; DOI Highways and Flood Risk Management have no objections.
Key concern: hedge is to be removed to facilitate the development
DEFA Ecosystem Policy Team
Conditional No Objectionif this application is approved, the Ecosystem Policy Team request that a condition is secured for details of replacement native hedge planting to be provided to Planning for written agreement prior to works taking place.; we request the following note is included on the approval notice: All birds, their nests, eggs and young are protected by law (Wildlife Act 1990)
Conditions requested: details of replacement native hedge planting to be provided to Planning for written agreement prior to works taking place
Department of Infrastructure (DOI) Highways Division
No ObjectionAfter reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking.; Do not oppose
Department of Infrastructure (DOI) Flood Risk Management Division
No CommentNFRMI; No Flood Risk Management interest
