29 October 2008 · Delegated
Ballaclucas Farm, Top Road, Crosby, Isle Of Man, IM4 4hn
The application covered works already carried out at the rear of Ballaclucas Farm, Top Road, Crosby: an implement store fixed to the northern elevation of the existing stable block, and a riding arena measuring approximately 40m by 20m. The site sits in an area designated as High Landscape or Coastal Value and Scenic Significance, making compliance with Isle of Man Strategic Plan policies on equestrian development the central planning test. The officer assessed visual impact, effects on neighbouring properties, and highway safety. The site is set down into the ground, well screened by its topography and by the existing dwelling, and is not readily visible from the road. Lighting was addressed by conditions requiring shrouding and prohibiting use between 9pm and 8am. The officer concluded the proposal complied with Environment Policy 19 and that the retrospective nature of the application was treated as neutral in the assessment.
The development was permitted because it caused no adverse visual impact given the site's screened, sunken position, highway concerns were resolved by restricting the manège to private use only, and lighting impacts on neighbours were controlled by condition. The proposal was judged to comply with the Isle of Man Strategic Plan's policies on countryside equestrian development.
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
it is judges that the proposal complies with Environmental Policy 19
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).
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.
Condition 1
This approval relates to the creation of a menage arena and the erection of an implement store as shown on the plans and information WL/08/1091/2 and WL/08/1091/3 submitted and date stamped 23rd July 2008 and WL/08/1091/1A submitted and date stamped 24th October 2008.
Condition 2
The approved equestrian arena may not be used for any commercial purposes and must remain incidental to the use and enjoyment of the property Ballaclucas Farm as identified on the submitted plan WL/08/1091/2.
Condition 3
The approved lighting may not be used between 9pm and 8am. All lighting must be shrouded so as to direct light only onto the proposal site to protect the amenity of the surrounding area.
erection of horse stables, tack room and hay store in field behind Ballaclucas Farm
permitted
erection of additional horse stables to the rear of the existing stables
permitted
re-positioning of the vehicular entrance serving the dwelling Ballaclucas
approved
