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Application No.: 25/90524/B Applicant: Mr David Salkeld Proposal: Change of use of part of field to equestrian and erection of private stables Site Address: Field 514332 Knock Froy Road Santon Isle Of Man Planning Officer: Hamish Laird Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 22.07.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
Reason: To protect the rural character of the site and surroundings and to control any further visual impacts in this countryside location in accordance with the provisions of Environment Policies 1 and 21; General Policy 2 c); contained in the Isle of Man Strategic Plan 2016.
Reason: To ensure that there would be no significant negative impact upon neighbours residential amenities; and, highway safety, the highway network functionality and/or parking by minimising traffic movements.
period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
Reason: In order to give planting a sufficient time to establish and to mitigate any negative visual impacts by helping in assimilating the development into its surroundings in the interests of the visual amenities of the site and surrounding countryside area.
Reason: To minimise the impact of the development on the occupants of neighbouring and nearby dwellings; and, on Bats, Birds and any other Protected Species; and, to safeguard the rural character and amenities of the area including minimising the impact of the development on the rural night sky.
Reason: In the interests of highway safety by ensuring that a bound surface for the access is used to prevent loose material being brought onto the public highway through vehicle movements onto and off the site.
Reason: To protect the grassland habitat forming the site and to control any further visual impacts in this countryside location in accordance with the provisions of Environment Policies 1 and 21; General Policy 2 c); contained in the Isle of Man Strategic Plan 2016.
Reason: The stable, feed store and tack room building, has been exceptionally approved solely to meet the specific need based on the information provided and their subsequent retention without that need would result in an unwarranted stable, feed store and tack room in the countryside.
N 1. 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. It is recommended that the applicant complies with the above clause by ensuring that surface water does not discharge from any part of the site onto the highway.
Overall it is concluded that the planning application for the erection of a stable block with associated storage facilities; and, the use of land for the equestrian purposes accords with the provisions set out in General Policy 2 b) c) d) g) i) l) and m) Environment Policies 1, 7, 19, 20, 21, and 22 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This approval relates to the following drawing numbers:
all stamped received 28 May, 2025.
_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Santon Commissioners - No comments received. Department of Infrastructure Highways Services - No objection. DoI Highways Drainage - Comments only with no objection. No third party representations have been received, therefore, no persons are granted a right to appeal.
_________________________________________________________________ Officer’s Report THE SITE
1.1 The site comprises area comprises field No. 514332 which is located in open countryside at Mount Murray and is bounded to the north by Main Road (A5 Douglas Castletown Road), with residential development in Mount Murray on the opposite side of the A5. The grassed field extends north-eastward to the boundary with Mill Holme Brewery, and to the south-west where it bounds the single track Knock Froy Road, where it is screened on its roadside boundaries by mature hedging and hedgerow trees. To the south-east of the site is the Knock Froy Scramble Course, with the 'oval' race track adjoining the site on the south west side of Knock Froy Road. The site of the proposed stables is located in the western corner of the field close to the junction of the A5 and Knock Froy Road, with the site is access which is via a field gate on this road junction corner. The land rises gently from front to rear (SE to NW). The soil capability is graded as 3. THE PROPOSAL - 2.1 The application seeks planning approval for the erection of a stables, and, additional use of the present agricultural field for equestrian use.
2.2 The proposed stables building would be 21.2m long x 6.2m deep plus a 1.2m deep x 14.4m long canopy along two-thirds of the SE side elevation over the stables doors. It would measure approx. 3.5m high to the eaves and 4.6m to the ridge. It would have an external footprint of approx. 147.48m2. It will accommodate:
2.3 The application is accompanied by completed application forms and a full set of drawings. No trees are proposed to be removed to accommodate the stables.
3.1 The site lies within an area designated on both the Town and Country Planning (Development Plan) Order 1982 and the Area Plan for the East - see Map 11 - Newtown, as "Not zoned for Development", and where there is a general presumption against new development and an overriding requirement to protect the countryside for its own sake, and to protect sensitive habitats as set out in Environment Policies 1, 4 and 5 and General Policy 3 of The Isle of Man Strategic Plan 2016. The site is not within a Conservation Area nor a Flood Risk Zone; and, there are no Registered Trees on or around the site.
3.2 The 1982 Development Plan is still operational as an 'area plan' in a number of rural areas on the Isle of Man and will remain so until replaced. It is currently the statutory development plan for both Marown and Santon". The 1982 Development Plan categorises this site as; Area of High Landscape Value and Scenic Significance. The Strategic Plan however, has policies which provide for equestrian development as follows: - 3.3 Environment Policy 19: Development of equestrian activities and buildings will only be accepted in the countryside where there will be as a result of such development no loss in local amenity, no loss of high quality agricultural land (Classes 1 and 2) and where the local highway network can satisfactorily accommodate any increase in traffic (see Environment Policy 14 for interpretation of Class 1 and 2). - 3.4 Environment Policy 21: Buildings for the stabling, shelter or care of horses or other animals will not be permitted in the countryside if they would be detrimental to the character and appearance of the countryside in terms of siting, design, size or finish. Any new buildings must be designed in form and materials to reflect their specific purpose; in particular, cavitywall construction should not be used. - 3.5 Policy GP2 parts (b) (c) (g) (h) and (i), which are General Policies relating to siting and design; impact on the landscape; impact on residents amenities; provision of a safe highway access and sufficient turning and parking; and, addition to traffic flows on the highway network, are also of relevance in the consideration of this application.
4.1 24/91047/B - Change of use of part of field to equestrian & erection of private stables. Field 514332, Knock Froy Road, Santon - Refused - 5.12.2024 Reasons:
REPRESENTATIONS
5.1 Santon Parish Commissioners - No comments had been received by the Report drafting stage (22/7/25).
5.2 Highway Services - Comments received (3/6/25): "25/90524/B - After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking providing the proposals are conditioned to be for private use only (for highway safety purposes). A condition for the access to be bound and consolidated within 6m of the site boundary should also be attached to permission" - 5.3 DoI Highways Drainage - Comments received (1/7/25): "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.
Recommendation: Applicant should demonstrate compliance with the clause above. i.e. do not discharge surface water onto the highway".
5.4 DEFA - Forestry, Amenity and Lands (9/6/25) - comments as follows: "Thank you for consulting with us regarding this proposal. We have now hap opportunity to consider the application and have the following comments.
There are no registered trees within the window but the there are some on the northern boundary, however, we are reasonably confident that these trees will remain undamaged by the construction of the proposed stable.
There is the matter of the landscaping though. We are concerned that the use of Yew in an equine setting may pose an undue risk. This and the lack of detail regarding the suggested screening means we are not able to support this proposal at this current juncture.
We would ask the applicant to provide specie details (including substitution) as well as planting and husbandry details.
You may wish to consider conditioning this as we feel it is a relatively minor point regarding the developability of the site?"
5.5 MUA - No comments had been received by the Report drafting stage (22/7/25). - 5.6 No third party representations had been received by the Report drafting stage (22/7/25).
6.1 Whilst there is a presumption against development here, Strategic Plan Environment Policies 19 and 21 make it clear that equestrian related development can be considered acceptable subject to certain conditions. In this case the site is within an area where the soil capability is graded as 3. The location of the building is set against a backdrop of trees, and hedging located on the A5 and Knock Froy Road roadside boundaries close to the vehicular access serving the field. The style, design and finish of the stable building and feed store are considered to be appropriate for their equine related use. The development is, therefore,
considered to accord with EP's 19 and 21. EP20 is not relevant as the development is not significant or in an area of High Landscape Value and Scenic Significance.
6.2 Approval is also sought for the use of the land for the keeping of horses. The keeping of horses is not considered to be 'agriculture' unless the horses are used to farm the land, or are bred to provide meat or clothing. A change of use planning permission is, therefore, required for the grazing of horses on agricultural land. Agricultural practises such as the keeping pf cattle, sheep or chickens on the land would not themselves require planning permission because agriculture (as well as forestry and horticulture) is the default land use on the Island and on the UK mainland. - 6.3 It is noted that no neighbour comments have been received and it is considered that the siting of the stables is unlikely to give rise to issues of noise and disturbance from fractious horses given that the stables would at most accommodate four horses. It is clear that the proposal is for private use. A condition can in the event of an approval be applied to restrict the use to a private use with no commercial use permitted. As such it is considered that it would be appropriate to restrict the use of the stables to personal use, albeit it is unlikely that the site would be operated as a commercial livery. - 6.4 The comments received from DEFA - Forestry, Amenity and Lands Department regarding the presence of Registered Trees on the northern site boundary and the use of Yew in an equine setting, are noted. It is unlikely that the Registered Trees would be affected as the site of the stables is set some distance from them, and they are boundary trees. The use of Yew as part of any landscaping measures should be discouraged - it is poisonous to livestock and horses. Details of a landscaping scheme comprising effective boundary treatment to the A5 roadside boundary in the area of the stables building and roadside bus shelter should be provided, along with the details of constituent plants to ensure that they are safe to plant in an equine environment. A further condition to secure implementation should also be added to any approval that may be granted. - 6.5 Given the location of the stables in the open countryside close to a main road junction, it is considered that a condition should be imposed requiring details of any external lighting to be provided so that any light spill would be directed away from the A5/Knock Froy Road junction and that it would also minimise the impact on the character of the rural night sky. - 6.6 The comments received from DoI Highways Drainage can be covered by an Informative Note attached to any approval that may be granted.
7.1 It is considered that the development complies with Environment Policies 1, 4, 5, 19 and 21 in the Isle of Man Strategic Plan 2016, and the application is supported. - 8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). - 8.2 Article A10 sets out that the right to appeal is available to:
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted Date: 22.07.2025 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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