18 May 2022 · Delegated - Principal Planner (Jason Singleton)
Field 321618, Garth Road, Crosby, Isle Of Man, IM4 2hb
The application sought permission to erect a portal frame stable block (17.5m x 16.3m x 10m, 4.4m ridge height) with Olive Green UPVC galvanised cladding, a 40m x 80m sand paddock, gravel parking/turning area, concrete hardstanding, and a widened 4.6m access in an open grass field on the western side of Garth Road, Cro…
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer started from the presumption against development outside zoned areas under General Policy 3 (GP3) and Environment Policy 1 (EP1), requiring justification or overriding national need, which…
General Policy 3
Prohibits development outside zoned areas except for specific exceptions like countryside interpretation buildings. Officer found no sufficient justification for equestrian stables to override presumption, as personal horse needs lacked overriding national planning merit.
Environment Policy 1
Protects countryside and ecology for its own sake; no development adversely affecting it unless overriding national need with no alternative. Proposal's isolation and visual intrusion lacked justification outweighing protection, despite minimal lizard impacts being mitigable.
Environment Policy 19
Permits equestrian buildings if no amenity loss, no Class 1-2 soil loss, and highways accommodate traffic. Complied on soils (Class 3) and highways (private use), but visual/amenity harms overrode.
Environment Policy 20
Presumption against large-scale equestrian developments in high landscape value areas unless exceptional. Site's open pastoral character and visibility invoked this; no exceptional circumstances found.
Environment Policy 21
Prohibits horse stables detrimental to countryside character via siting, design, size, or finish; must reflect purpose (avoid cavity-wall). Portal frame, 4.4m height, UPVC cladding deemed industrial/barn-like, not stable-purpose, prominent in isolation.
Environment Policy 14
Protects Class 1-2 agricultural land unless overriding need. Site Class 3, so compliant.
No significant road safety or highway network efficiency issues; no objection subject to access per drawing 03 A; S109(A) agreement needed post-consent
Amended drawings satisfactory
PWMS for common lizards suitable; recommend conditions for mitigation measures, native tree planting, and enhancements
Multiple consultees including heritage societies, parish commissioners, police, and ecology raised objections primarily on landscape impact, visual prominence, policy non-compliance, and highway safety, while Highways ultimately raised no objection subject to conditions after revisions.
Key concern: adverse impact on open countryside landscape and contravention of Environment Policies 1, 19, 20, 21
Isle of Man Natural History and Antiquarian Society
Objectionthe building standing out of place in the existing landscape and detracting from the amenity of the area; There is no proven outstanding or over-riding national need for the facilities.; Isle of Man Natural History & Antiquarian Society objects to this application.; the construction of a large isolated equestrian block will clearly have a major adverse impact on the landscape contrary to Strategic Plan policy.
Society for the Preservation of the Manx Countryside and the Environment
Objectiona large sand finished area for practicing carriage driving and dressage . It will be an incongruous surface finish in the countryside; The proposed building is of an industrial nature being finished in plastic coated profiled sheeting on the walls and roof.; We therefore strongly object to this application which, if approved ,would present endless future problems with the precedent it would create.; We reiterate our objection to the application with the addition of a reference to Environmental Policies 1, 19, 20
Department of Infrastructure Highways Development Control
Conditional No ObjectionThe level of visibility achievable from the proposed access is acceptable to Highways.; The access arrangements proposed are acceptable to Highways.; Recommendation: DNOC
Conditions requested: vehicular access arrangements to accord to drawing No. 03 A; Satisfactory drainage solutions must be agreed upon by the Highway Drainage Team; Section 109(A) Highway Agreement to be made post planning consent
Department of Infrastructure Highways Development Control
No CommentHighway Services request the additional information or revisions to the visibility splays.; Recommendation: Request additional information/revisions.
Isle of Man Constabulary Roads Policing Unit
ObjectionAny vehicles exiting the yard will enter a derestricted, narrow stretch of road, near to the brow of the hill.; I would like the above three points considered for any planning application.
DEFA Ecosystem Policy Officer
Conditional No ObjectionThe Ecosystem Policy Team can confirm that the Manx Wildlife Trust’s Precautionary Working Method Statement for Common Lizards dated 16th December 2021, is all in order
Conditions requested: mitigation measures detailed in section 3.0-3.3 of the Manx Wildlife Trust’s Precautionary Working Method Statement for Common Lizards to be secured on approval; all new tree planting to be undertaken with Manx native or other well-established species (section 4.1 and Appendix I of the MWT’s report)
Marown Parish Commissioners
ObjectionCommissioners resolved to OBJECT inter alia on the following grounds
