**Document:** Planning Statement **Application:** 25/90314/B — Erection of ménage with associated stabling facilities and feed and tractor store **Decision:** Permitted **Decision Date:** 2025-06-30 **Parish:** Michael **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/34096-michael-moaney-moar-farm-ballabooie-road-shop/documents/1086074 --- # Planning Statement ## Proposed Erection of Barn and Stabling at Moaney Moar Farm ![drawing from page 1](https://images.planningportal.im/2025/04/6931853.png) ![map or plan from page 1](https://images.planningportal.im/2025/04/6931854.png) Statement to accompany application for Planning Approval March 2025 ### Introduction. ![drawing from page 2](https://images.planningportal.im/2025/04/6931855.png) This planning statement outlines the proposal for the erection of a large barn at Moaney Moar Farm, located at Ballabooie Road, Cronk Y Voddy, Kirk Michael, Isle of Man (IM6 1HR). The purpose of the development is to provide year-round facilities for exercising livestock, primarily horses, mitigating the impact of inclement weather. The proposed barn will also include both private and commercial stabling, enhancing the existing agricultural and equestrian facilities at the farm. The facility aims to support both private and commercial livery operations while improving the sustainability and operational capacity of the farm. ### The Site. The proposed site is located within predominantly agricultural land and is currently used for farming and equestrian activities. It is situated over an existing sand pit already used for equestrian purposes. The farm is an active commercial operation with livery services, and the development of the barn will enhance the farm’s capacity to operate effectively year-round. The site is located approximately 36 meters from Ballabooie Road (side road) and about 105 meters from Cronk Y Voddy Road (main road). Additionally, the sand pit is approximately 2 meters lower in elevation than the existing stable block, meaning that the ridge height of the proposed barn will be similar to that of the existing structure, minimizing visual disruption. Zoning The Current adopted area plan for this site is the Isle of Man Development Plan 1982 which designates the site as not for a particular purpose, meaning that it will be considered as development in the countryside for the purposes of the Isle of Man Strategic Plan 2016. Under this designation, development in such areas is typically presumed against. However, the Strategic Plan allows for some level of reasonable development in the countryside, provided that certain criteria are satisfied. Specifically, developments that support the viability of existing agricultural or rural businesses are often considered acceptable, particularly where the development enhances the use of the land without harming the surrounding environment or community. The proposed barn and stabling at Moaney Moar Farm meets these criteria. It is directly related to and supportive of the farm's ongoing agricultural and equestrian activities. As the site is an existing working farm with established equestrian use, the proposed development will contribute to the farm’s sustainability by providing essential facilities that enable year-round exercise for livestock, particularly horses, and enhance both private and commercial stabling operations. The Isle of Man Strategic Plan encourages developments that support rural businesses and economic growth in the countryside, including the enhancement of agricultural and equestrian facilities through policies such as: - • Policy 2: Diversification of Agricultural Businesses - • Policy 4: Sustainable Rural Development - • Policy 5: Landscape and Environmental Protection The proposed development would therefore be considered an appropriate and sustainable form of rural development, contributing positively to the farm's long-term viability and maintaining the character of the surrounding countryside. Unlike residential extensions, which may have more stringent limitations (such as the floor ![This image displays a section of an Ordnance Survey map featuring rural place names, contour lines, and a highlighted pink boundary line indicating the site location.](https://images.planningportal.im/2025/04/6931857.jpg) space limitations under Housing Policy 15), the barn and stabling are clearly ancillary to the agricultural and equestrian use of the land and are designed to be integrated into the existing farm infrastructure. The scale and form of the barn are proportionate to its function, and the materials and color scheme (green corrugated sheeting) have been selected to minimize visual impact and ensure that the development is in harmony with its rural setting. Flood Risk The proposed barn is situated outside the area identified by Manx Utilities as being at risk of a 1 in 100 year flood event. This ensures that the development is not located within a flood-prone zone, minimizing the potential risk of flooding and ensuring the safety and long-term sustainability of the building. Land restrictions The proposed site is located outside of any areas identified on the Isle of Man Manngis 'Island Environment' mapping system that show any form of restrictions, registered trees, or designated tree areas. ![drawing from page 4](https://images.planningportal.im/2025/04/6931858.png) ![map or plan from page 4](https://images.planningportal.im/2025/04/6931859.jpg) ### Design Proposals. ![A site location map showing the proposed development area near Ballabooie Road and Moaney Moar.](https://images.planningportal.im/2025/04/6931861.jpg) The proposed barn will have the following dimensions: - • Barn: 56.75 meters in length and 31.5 meters in width. - • Indoor Riding Arena: 17.8 meters by 53.6 meters. The structure will be built with a steel frame, clad in green corrugated aluminum sheeting, with a corrugated green aluminum roof. The design will feature 56 polycarbonate skylights, strategically positioned based on the steel frame design. The stable windows will be timber, and the two main barn doors will be timber, mounted on rollers to slide open against the barn's cladding. The barn will also include an electrically operated roller door for access to the hay and tractor store. The stabling facilities will be divided into private and commercial areas: - • Private Stabling: 7 stables (each 3.65m by 3.65m), a tack and rug room (3.65m by 7.4m), a medical bay, wash stall/solarium (3.65m by 4.35m), and a hay and tractor store (12m by 6.6m). - • Commercial Stabling: 8 stables (each 3.65m by 3.65m), a wash stall/solarium (3.65m by 4.35m), a feed room (3.65m by 7.4m), 2 tack rooms (each 3.65m by 3.65m), and an additional rug room (3.65m by 3.65m) ### Planning Policy ![drawing from page 6](https://images.planningportal.im/2025/04/6931862.png) The proposal complies with the Isle of Man Strategic Plan 2016, which provides a framework for land use and development across the Island. Key policies relevant to this proposal include: #### • Agricultural Land Policies: - o Policy 1: Protection of Agricultural Land – The proposed barn is located within an existing commercial farm and will improve agricultural operations. The development is in line with the policy, as it supports the ongoing agricultural and equestrian use of the land. - o Policy 2: Diversification of Agricultural Businesses – The proposal supports the diversification of the farm's activities by enhancing its equestrian and livery services, providing facilities that will contribute to the farm's long-term viability. #### • Rural Development Policies: - o Policy 4: Sustainable Rural Development – The proposed barn is located within a rural area and contributes to the sustainability of the farm’s commercial equestrian activities. This development will benefit the local economy and maintain the farm’s long-term sustainability. - o Policy 5: Landscape and Environmental Protection – The barn’s design, including its green corrugated sheeting and placement on an existing sand pit, has been chosen to minimize its visual impact on the surrounding landscape. The structure is sympathetic to its rural setting, ensuring that it will blend into the existing agricultural environment. #### • Economic Growth Policies: - o Policy 8: Supporting Economic Development in Rural Areas – The proposal enhances the farm’s facilities, supporting its economic growth and the local economy through improved equestrian services. This development aligns with the policy’s aim to foster rural business development. - o Policy 10: Infrastructure for Rural Business – The barn provides essential infrastructure to enhance the farm’s equestrian business, improving both private and commercial stabling. This infrastructure will support the growth of the farm’s operations while maintaining compatibility with the surrounding rural environment. ### Justification for the Development ![drawing from page 7](https://images.planningportal.im/2025/04/6931863.png) The proposed development is essential for the continued success and sustainability of Moaney Moar Farm’s equestrian operations. The primary objective is to provide a weatherproof, year-round exercise space for horses, ensuring that the farm can continue to operate efficiently, regardless of weather conditions. The inclusion of both private and commercial stabling facilities will enhance the farm’s ability to serve both personal and commercial clients, contributing to the local economy by increasing the farm’s commercial viability. This development will also create employment opportunities within the local community, supporting both direct and indirect job creation. ### Impact on the Surrounding Area The proposed barn will have minimal impact on the surrounding area. Its location over the existing sand pit ensures that it does not interfere with more sensitive or significant parts of the farm. The barn’s design, which incorporates green cladding and a corrugated roof, will blend well with the rural landscape. Additionally, the elevation of the barn and the choice of materials will ensure the structure does not dominate the surrounding environment or visual amenity of the area. The farm is already established as a commercial livery, and the development will serve to enhance and expand existing operations, benefiting the farm and the local community without negatively affecting the environment or neighbouring properties. ### Conclusion The proposed development at Moaney Moar Farm will significantly enhance the farm’s equestrian facilities, providing year-round space for exercising horses and improving the existing commercial and private stabling provisions. The design and siting of the barn have been carefully considered to minimize visual and environmental impact while supporting the farm’s long-term sustainability. The project aligns with the Isle of Man Strategic Plan 2016, particularly in relation to agricultural land use, rural development, economic growth, and sustainable development. We respectfully request approval for this proposal, which will contribute to the ongoing success of Moaney Moar Farm, create new opportunities for the local community, and help preserve the viability of the farm for future generations. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/34096-michael-moaney-moar-farm-ballabooie-road-shop/documents/1086074*