17 February 2022 · Delegated - Head of Development Management (Stephen Butler)
Ballacallin Cottage, Foxdale Road, Garth, Crosby, Isle Of Man, IM4 2hl
The site is a grass field adjoining Garth Crossroads, accessed from Foxdale Road, sloping from the southeast and bounded by Manx sod hedging on the northwest. The proposal sought permission for a stable block measuring 19.342m long, 10m wide, and 3.63m high to the ridge, comprising four 4x4m stables, tack/storage areas…
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The Department is not satisfied that there is sufficient justification for the proposed building to warrant setting aside the presumption against development outside areas zoned for development, as re…
General Policy 3
Prohibits development outside zoned areas except for overriding national need with no reasonable alternative (exception (g)). Officer assessed no sufficient justification or overriding need for equestrian stables, failing the test for countryside exception.
Environment Policy 1
Protects countryside for its own sake; development not permitted unless overriding national need outweighs protection and no alternative. Proposal's isolated siting and size lacked overriding need, harming countryside ecology and character.
Environment Policy 2
Preserves landscape character in areas like Ballamodha, Earystane and St Marks (D14) with geometric fields and Manx hedges. Proposed building's prominent position would harm open panoramic views and landscape quality.
Environment Policy 19
Permits equestrian buildings in countryside if no loss of amenity, high quality ag land (Classes 1-2), and highways ok. Site is Class 3 land and highways acceptable, but amenity/landscape harm from size and siting led to failure.
Environment Policy 20
Presumption against large scale equestrian developments in high landscape value areas unless exceptional circumstances. No exceptional circumstances justified the scale in this sensitive location.
Environment Policy 21
Prohibits animal stabling buildings detrimental to countryside character in siting, design, size or finish; must reflect purpose, avoid cavity-wall. Building too large, isolated, barn-like design with steel sheeting not specific to stables.
Transport Policy 4
Requires highways to accommodate development traffic safely. Existing access >20m from junction, suitable width; acceptable for personal equestrian use.
no significant negative impact upon highway safety, network efficiency and/or parking if for personal use; existing access suitable with conditions on surface and use
Multiple public representations strongly object to the equestrian stables due to visual impact on open countryside and policy conflicts, while DOI Highways offers conditional no objection and Marown Parish Commissioners object on countryside development and visibility grounds.
Key concern: detrimental visual impact on open countryside character, scenic views from Garth Crossroads and Millennium Way, contrary to Environmental Policies 1, 19, 20, 21
DOI Highways Development Control
Conditional No ObjectionRecommendation: DNOC; the existing access is acceptable for the proposed use, but would benefit from surfacing and removal of the existing gate at the boundary through conditions
Conditions requested: surface formed in consolidated and bound material for first 6m with surface water drained within site; removal of existing gate at boundary; restrict to personal use of applicant to reduce risk of livery; maintain visibility envelope clear of vegetation at height not exceeding 1.05m from 2.4m setback; condition suitable species for planting not to encroach into visibility envelope
Marown Parish Commissioners
ObjectionCommissioners resolved to OBJECT inter alia on the following grounds
Isle of Man Constabulary
Our concerns around this application is how narrow the access to the proposed yard is; I would like the above three points considered for any planning application
Isle of Man Natural History and Antiquarian Society
ObjectionAccordingly Isle of Man Natural History & Antiquarian Society objects to this application
Society for the Preservation of the Manx Countryside and the Environment
ObjectionWe therefore wish to register our objection in the strongest terms
Society for the Preservation of the Manx Countryside and the Environment
ObjectionWe therefore repeat our request to the Planning Committee to refuse this application
Fairview Residents
ObjectionWe therefore wish to be considered for Interested Person Status (IPS)
Fairview Residents
Objectionour argument remains that it is the size and nature of the building, in that particular location, that is the least sensitive option
Precedent Value
Highlights strict application of countryside presumption for equestrian buildings; applicants must robustly justify size/need with quantified evidence and prefer siting near existing structures; recent approvals show sensitive design/siting can succeed but isolated/proposed large-scale barns face high refusal risk.
