11 August 2021 · Delegated
Marnoch, Ballanicholas, Garth, Crosby, Isle Of Man, IM4 2hd
Permission was granted to extend an existing stable building and create a menage area at Marnoch, a property on the eastern side of Garth Road, Garth, in the parish of Marown on the Isle of Man. The existing stable alongside the house was originally approved under a 1991 planning permission and features a low-level pitched roof and typical timber profile. The officer assessed two main planning issues: whether the works would cause adverse harm to the character and appearance of the surrounding countryside, and whether they would affect the amenity of neighbouring properties. The application was approved under delegated powers on 11 August 2021, subject to five conditions.
The application was approved by the Department of Environment, Food and Agriculture under delegated powers. The key planning considerations were whether the extension would cause adverse harm to the character and appearance of the countryside and whether it would affect neighbouring amenity. The proposal was found acceptable on both counts.
Development of equestrian activities and buildings
The application accords with Environment Policies 19, 20 and 21
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).
presumption against large scale equestrian developments
The application accords with Environment Policies 19, 20 and 21
Environment Policy 20: There will be a presumption against large scale equestrian developments, which includes new buildings and external arenas, in areas with High Landscape or Coastal Value and Scenic Significance unless there are exceptional circumstances to override such a policy.
Buildings for the stabling, shelter or care of horses
The application accords with Environment Policies 19, 20 and 21
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, cavity-wall construction should not be used. 7.16 Environmental Protection - Introduction 7.16.1 T here are many fac ets of environmental protection which have land use implications including pollution, unstable land, contaminated land and flooding. In terms of pollution, whilst it is the role of the planning system to determine whether a development is an acceptable use of land rather than seeking to control the processes or substances used in any particular development, it is important that the Planning Directorate operates alongside other agencies such as the Environment Safety and Health Directorate whic h has statutory responsibilities regarding environmental protection, and the Health and Safety at Work Inspectorate, The Isle of Man Water Authority, the Department of Transport and the Department of Agriculture Fisheries and Forestry. 7.17 Pollution 7.17.1 It is important to protect the environment and quality of life by controlling development which would lead to unacceptable levels of water pollution, air pollution and other nuisances such as noise and smells. However, it is not the role of land us e planning to duplicate controls which are the statutory responsibility of other agencies including other directorates within the Department of Local Government and the Environment. It is the intention of the following policy to prevent development which would unacceptably impact upon current and future land uses through the effects of pollution.
Landscape Character Area Braaid
nt views to the northern edge of Onchan/ Douglas settlement, which is visually harsh in places. Channelled views along the corridor of the Groudle River, which is enclosed in places. Braaid (D10) Landscape Character Area Braaid (D10) Landscape Strategy Conserve and enhance: a) the character, quality and distinctiveness of the area, with its open large pastoral fields; b) its Manx hedges; c) its scattered farm houses fringed by trees; d) its sunken and enclosed rural road network and its numerous archaeological features. Key Views Extensive uninterrupted panoramic views from higher points over large open fields and Greeba Valley and the northern Uplands and eastwards to the built-up edge of Douglas. Some glimpsed views over fields from most sections of roads, which are enclosed by high grassed Manx hedgerows for the most part. Foxdale (D11) Landscape Character Area Foxdale (D11) Landscape Strategy Conserve and enhance: a) the character, quality and distinctiveness of the area, with its wooded valley bottoms, its strong geometric field patterns delineated by Manx hedges; b) its numerous traditional buildings and its network of small roads and lanes; c) Restoration of landscapes distributed by former mining activities. Key Views Open views down and across the valley towards St Johns, the Greeba Valley and beyond to the peaks of the Northern Uplands from areas of higher ground. Enclosed views up to the surrounding Southern Upland areas and Stoney Mountain Plantation. Douglas Head (D12) Landscape Character Area Douglas Head (D12) Landscape Strategy Conserve and enhance: a) the character, quality and distinctiveness of the area, with its open and panoramic views over large rectilinear fields; b) its steep winding small lanes encl osed by grassed Manx hedges; c) its scattered hill farms fringed by trees. Key Views Open and expansive views from most of the area out to sea, along the coast, over Douglas Bay and inland over the incised inland plateau up to the northern Uplands. Telecommunications tower on hill top forms highly visible landmark in surrounding areas. Landscape Proposal 6 (Douglas Head) Douglas Headland is exposed and prominent from many viewpoints. This is considered an outstanding natural feature and one which should be conserved. In order to conserve this vista of seascape and coastal views, applications for planning approval for new development in this area will generally not be supported. It is acknowledged that maintenance and need for upkeep may lead some existing development to seek planning approval from time to time, such as the radio transmission/telecoms site at Carnane. In cases where new development is proposed, applications must demonstrate that it can be suitably integrated into the surrounding landscape setting through reasonable mitigation measures and include considering siting, colours, materials, finishes and the general scale. Santon (D13) Landscape Character Area Santon (D13) Landscape Strategy Conserve and enhance: a) the character, quality and distinctiveness of the area, with its wooded valley bottoms and wooded horizons; b) its scattered settlement pattern; c) its Victorian garden and the railway. Key Views Open and expansive views from the higher areas along the rugged coast in the east and inland towards the upland areas over Braaid. Incinerator chimney forms a notable landmark in the immediate area. Glimpsed views framed by vegetation in the valley bottoms and along the main roads where they follow the wooded valley bottoms. Views in the northern part of the area up to the Transmitting Masts on top of Douglas Head hill top. Views from Isle of Man Steam Railway. Landscape Proposal 7 (Santon) In cases where new development is proposed, applications must demonstrate that it can be suitably integrated into the surrounding landscape setting through reasonable mitigation measures and considering siting, colours, materials, finishes and the general scale. Ballamodha, Earystane & St Mark's (D14) Landscape Character Area Ballamodha, Earystane & St Mark's (D14) Landscape Strategy Conserve and enhance the: a) character, quality and distinctiveness of this farmed landscape with various field patter ns defined by different hedges; b) scattered settlement pattern of traditional hamlets, farmsteads and nucleated settlements fringed by trees; c) varied road network enclosed by grassed Manx hedges and roadside vegetation; d) numerous wooded valleys and glens; e) physical structure and setting of upstanding heritage features such as the Silverdale watermill. Key Views Distant views prevented at times by dense woodland in river valleys and by the cumulative screening effect of hedgerow trees, which tend to create wooded horizons. Open and panoramic views out to sea from the higher areas on the upper western parts of the area where there are few trees to interrupt. Port Grenaugh (E1) Landscape Character Ar
Condition 1
1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
2. In the event that an arena or stable hereby approved is no longer used or required for equestrian purposes that arena or stable shall be removed and the ground restored to its former condition, within 12 months of the date the use ceased.
Condition 3
3. The stable extension hereby approved must be used only for equestrian purposes in association with the residential dwelling 'Marnoch' Ballanicholas, Garth, and not for any commercial use.
Condition 4
4. The arenas hereby approved must be used only for equestrian purposes in association with the residential dwelling 'Marnoch' Ballanicholas, Garth, and not for any commercial use.
Condition 5
5. For the avoidance of doubt no approval is hereby given for any external lighting to be installed to the ménage.
