1 February 2023 · Planning Committee
Field 324071, Garth Road, Crosby, Isle Of Man, IM4 2hb
The application sought permission to erect an L-shaped timber-clad stable block (5 stables plus storage, 97sqm footprint, 3.1m ridge height) with associated hardstanding parking, a new 4.5m wide access off Garth Road, and change of use of Field 324071 from agricultural to equestrian use.
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 Planning Committee declined the officer's recommendation for approval, finding insufficient justification to set aside the presumption against development outside zoned areas per General Policy 3 …
General Policy 3
Prohibits development outside zoned areas except for countryside interpretation buildings. Officer found equestrian need justified exception; Committee disagreed, citing insufficient justification for isolated development harming landscape.
Environment Policy 1
Protects countryside unless overriding national need with no alternative. Officer deemed private equestrian need sufficient with mitigations; Committee found no such overriding need, proposal detrimental to countryside amenity.
Environment Policy 19
Permits equestrian buildings if no amenity loss, no loss of Class 1-2 land, highways ok. Officer satisfied all tests (Class 3 land, low traffic, no amenity harm); Committee focused on other policies without explicit EP19 failure.
Environment Policy 21
Prohibits stables detrimental to countryside character via siting/design/size/finish. Officer found compliant due to reduced scale, timber finish, screening, low prominence; Committee ruled siting isolated/prominent near highway causes harm.
Environment Policy 14
Protects Class 1-2 agricultural land. Site is Class 3, so no loss of high quality land; not contested.
Transport Policy 4
Highways must accommodate development traffic safely. DOI Highways and Constabulary satisfied with new access visibility; low private traffic.
No significant road safety or network functionality issues; satisfactory in highway terms subject to condition for access creation, closure of existing access, and internals per Drawing No. 03
No objections from a fisheries perspective
PWMS for common lizard valid; request condition to follow it and create new sod hedging with native species planting
Support the application; new entrance has better visibility and access than previous
No loss of amenity; considerable mitigation steps; glimpsed briefly from road; distinguishes from appeal PA 21/00682/B
Multiple consultees responded to planning application 22/01158/B for equestrian development in open countryside, with Isle of Man Natural History and Antiquarian Society and Marown Parish Commissioners objecting on landscape impact grounds, while DOI Highways, DEFA Biodiversity, …
Key concern: adverse impact on the landscape and open countryside character
Department of Infrastructure Highways Development Control
Conditional No ObjectionThe proposal is acceptable in highway terms; DNOC - Do not oppose subject to condition
Conditions requested: access creation; closure and reinstatement of the existing redundant access, and internals to correspond to that shown on Drawing No. 03
DEFA Biodiversity
Conditional No ObjectionThe Ecosystem Policy Team have multiple records of viviparous (common) lizard in this area
Conditions requested: works to be undertaken in line with the MWT’s PWMS for common lizards dated December 2021; new sod hedging to be created as per the Proposed Stables Site Plan; new planting on the new sod banks... must be done with native species
Marown Parish Commissioners
ObjectionCommissioners resolved to OBJECT inter alia on the following grounds
Isle of Man Constabulary Roads Policing Unit
SupportI can confirm that I do support your amended plans; The new entrance has better visibility than the original one and also provides better access
Isle of Man Natural History and Antiquarian Society
ObjectionIsle of Man Natural History & Antiquarian Society maintain and reiterate their objections to the development; contrary to Strategic Plan Environment Policies 1, 19, 20, and 21
Isle of Man Constabulary Roads Policing Unit
SupportI have met with the applicant and no longer have concerns regarding their proposal; They are moving the proposed entry point, which alleviates my concerns
The original application for erection of a stable block, hardstanding, new access, and change of use of agricultural land to equestrian in Fields 324071 and 321618, Garth Road, Crosby was refused by the Planning Committee on 30 January 2023 despite officer recommendation for approval, citing insufficient justification to override countryside protections and harm to landscape character under GP3, EP1, and EP21. The appellant argued the scheme addressed previous refusal issues with a smaller timber stable in a dip, supported by detailed horse welfare needs and screening proposals. The inspector found demonstrated need for stabling five horses with health issues, no material harm to countryside character due to siting, design, and screening, and no issues with amenity or highways. The appeal was allowed on 31 August 2023 subject to 11 conditions.
Precedent Value
Demonstrates that robust welfare justification can override countryside presumption if no material visual/highway harm proven via sensitive design/siting; future applicants should provide veterinary/BHS-backed need evidence and distinguish from refusals.
Inspector: Mrs Jennifer Vyse DipTP, MRTPI, DipPBM
