Decision Notice

TOWN AND COUNTRY PLANNING ACT 1999 The Town and Country Planning (Development Procedure) Order 2019

In pursuance of powers granted under the above Act and Order the Department of Environment, Food and Agriculture determined to APPROVE an application by Mr & Mrs Stuart Keeler, Ref 25/90708/B, for the Erection of portal frame stable; creation of manege at Longcroft Ramsey Road Peel Isle Of Man IM5 2AQ .

Any conditions or notes which apply to the approval are set out below. This approval is subject to compliance with any conditions listed and may not be implemented until it becomes final (see guidance notes).

• 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• 2. The development hereby approved shall not commence until details of the materials to be used to surface the new access drive hereby approved have been submitted to and approved in writing by the Department. The development shall be carried out in accordance with the approved details and retained as such thereafter. Reason: In the interests of the character and appearance of the site and surrounding area.
• 3. The gorse/scrub clearance required to construct the development hereby approved shall not take place between March and September inclusive. Reason: To safeguard nesting birds.
• 4. All external materials to be used in the construction and finishing of the stable and sand school hereby approved shall be as specified on Drawing Numbers 25 1925 03 and 25 1925 05 unless alternatives are first submitted to and approved in writing by the Department. The works shall take place in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.
• 5. The walls of the stable hereby approved shall not be of cavity wall construction.

• Reason: To prevent the easy conversion of the building to a dwelling in the countryside contrary to Development Plan policy.
• 6. The stable and sand school hereby approved shall be for private use only by the occupant(s) of the dwelling known as "Longcroft".

Reason: In the interests of the character and appearance of the countryside and of highway safety.

• 7. There shall be no external lighting of the development hereby approved unless a sensitive lighting plan, following best practise detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has first been submitted to and approved in writing by the Department. Lighting shall be installed only in accordance with the approved details. Reason: In the interests of the character and appearance of the area and to protect wildlife.
• 8. The new trees shown to be planted on Drawing Number 25 1925 04 shall be planted in the first planting season following the completion of the development or the first use of the stable and sand school, whichever is the sooner. The trees shall be a mix of Alder, Poplar and Willow or otherwise from the list of native species in Planning Circular 1/93. Any trees which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: In the interests of the character and appearance of the area.
• 9. In the event that the building hereby approved is not used for equestrian or agricultural purposes for a period exceeding 12 months, the building shall be removed from the site within 18 months of its last use.

Reason: The development has been approved solely to provide accommodation and exercise space for horses and its retention if this was no longer necessary would result in an unwarranted intrusion in the countryside.

This approval relates to the following plans:

• o 25 1925 01 - Site & Location Plan
• o 25 1925 03 - Proposed Stable Floor Plans & Elevations
• o 25 1925 04 - Proposed Site Plan
• o 25 1925 05 - Proposed Sand School Plan & Elevations

NOTE The applicants are advised that allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.

This decision has been made for the following reasons(s) The proposed development would conflict with some policies of the Development Plan because it would introduce built development into the countryside which is not one of the permissible types. However, other policies do accept that equestrian development is likely to take place in

the countryside provided that it would cause no harm to the landscape character and appearance of the area. By virtue of its attractive but still practical design and sensitive siting, the proposed development would not be harmful and the loss of the scrub would not warrant its refusal.

Date of Issue: 30th October 2025

A MORGAN Interim Director of Planning and Building Control

Guidance Note

This decision was made by the Planning Committee in accordance with the authority delegated to it.

This decision refers only to that applied for under the Town and Country Planning Act 1999 and its subordinate legislation.

A copy of the Officer’s report and any correspondence which informed the assessment and decision is available to view on the Government’s website (via https://pbc.gov.im/onlineapplications/)

Implementation A determination to grant planning approval does not have effect —

•  if an appeal is submitted until the appeal is determined or withdrawn; or
•  if no appeal is submitted, but there are potential appellants in addition to the applicant, until the time within which an appeal may be submitted has expired (21 days from the date of this notice).

Development must be carried out in accordance with the approved plans and any attached conditions (irrespective of any changes that may separately be requested at the Building Control stage or by any other Statutory Authority). This approval does not remove the need to also comply with any other relevant legislation.

Any conditions requiring certain works, submissions etc. prior to commencement of development must be fulfilled prior to work starting on site. Failure to adhere to this approval and meet the requirements of all conditions may invalidate this approval or result in formal enforcement action.

Appeal Any appeal can only be made by a person who has been accorded rights to do so, must be in writing, include the appropriate fee and be submitted to the Department within 21 days of the date of this Notice.

Guidance on how to appeal is available at gov.im/howtoappeal