14 April 2005 · Planning Committee
Ballayonaige, Lambhill, Bride, Isle Of Man, IM7 4bl
The proposal was for a two-storey extension to the existing stable block at Ballayonaigue Farm, providing stabling for horses on the ground floor and storage for hay, feed and tack above, for the applicant's personal recreational equestrian use.
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The officer assessed visual impact and future use as key issues, noting the keeping of horses is a rural activity suitable for countryside.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the location plan and drawing no.s 100, 100A, 101A, 103 and 103A date stamped the 10th January 2005.
Use restriction
The building shall be used solely for stabling and associated storage.
no views, no adverse traffic impacts
reaffirms private recreational use only for owner's horses, storage for feed/hay/tack, no commercial intent
Multiple objections from local residents, Bride Parish Commissioners, and SPMC&E to application 05/00029/B due to visual impact, overdevelopment, and horse waste disposal issues via burning; Highways Division has no objection.
Key concern: horse waste disposal by burning causing smoke nuisance to neighbours
Society for the Preservation of the Manx Countryside & Environment (SPMC&E)
ObjectionWe therefore OBJECT to that as being too ‘houselike’ and un-necessarily large (as far as we know the applicant has only 2 horses and the holding [according to the application plan] is only about 9.5 acres)
James Crook
ObjectionThe waste products from these stables is then regularly burnt on a bonfire which smoulders for days at a time; If further stable blocks are approved then the neighbourhood environmental problem of the burning horse waste can only be exacerbated
Conditions requested: conditions are applied to ensure that adequate provision for waste removal is in place; further bonfires are prohibited
L N Cussons
Conditional No Objectionwe strongly object to the proposals until such time as the applicants provide a satisfactory system or method for the disposal of the stable bedding; environmentally it should be done in under controlled conditions – therefore removal to the energy from waste plant
Conditions requested: condition is imposed to curb the unsocial method of random burning; removal to the energy from waste plant
Bride Parish Commissioners
ObjectionREFUSAL The Commissioners feel that this has become an eyesore in Bride, it is unsightly, smelly and gives offence to the neighbours; until they address the issues that are already cause for concern it would be irresponsible to expect them to cope with more
Highways Division, Department of Transport
No ObjectionThe Highways Division of the Department of Transport has no views on the following application, the application having been considered and having no adverse traffic impacts.
The original application (05/00029/B, also referenced as PA98/2303) for erection of an additional two-storey stable block with storage space above at Ballayonaigue Farm, Lambhill, Bride, was refused by the Planning Committee primarily due to visual intrusion into the rural landscape and potential for future residential use. The appellant argued the design echoed traditional farm buildings, met functional needs for her equestrian activities, and would integrate visually with proposed planting. The inspector analysed visual impact and future use, finding neither refusal reason substantiated, accepting the appellant's need and design suitability, and recommending allowance with conditions restricting use to stabling and requiring planting. However, the Minister disagreed, giving greater weight to risks of future inappropriate use and citing previous appeal decisions, directing dismissal of the appeal.
Precedent Value
This appeal demonstrates that Ministers can overturn inspector recommendations, particularly prioritising future use risks in rural/agricultural buildings resembling dwellings; applicants should design explicitly against residential conversion potential and address precedents directly.
