30 October 2025 · Planning Committee
Longcroft, Ramsey Road, Lynague, Peel, Isle Of Man, IM5 2aq
The proposal involves constructing a 14.9m x 11.1m portal frame stable with three bays, tractor store, feed store and tack room, plus a 40m x 20m fenced sand school, accessed via a new driveway, on a field north of the dwelling Longcroft in a rural location within an Area of High Landscape or Coastal Value.
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The officer noted the proposal conflicts with General Policy 3, Strategic Policy 2 and Spatial Policy 5 as equestrian development is not a permissible countryside use, technically a departure from the…
Strategic Policy 2 - Priority for new development to identified towns and villages
Permits countryside development only in exceptional circumstances per General Policy 3. Proposal conflicts as equestrian not listed exception, but justified via specific equestrian policies.
Spatial Policy 5
Countryside development only per General Policy 3. Conflicts technically, but officer weighs against equestrian allowances.
General Policy 2
Requires respect for site/surroundings in siting/layout/scale/design/landscaping, no adverse landscape/townscape or amenity impact. Satisfied by sensitive siting, attractive design blending with rural character.
General Policy 3
Restricts countryside development to specified types. Equestrian not included, hence conflict, departure referred to Committee.
Environment Policy 1
Protects countryside/ecology unless overriding need. No significant adverse effects found, but introduces built form.
Environment Policy 2
In High Landscape/Coastal Value areas, landscape character paramount unless no harm. No harm from sensitive siting/screening.
Environment Policy 19
Equestrian ok in countryside if no amenity/agricultural land/highway loss. No issues confirmed.
Environment Policy 20
Presumption against large-scale equestrian (buildings/arenas) in High Landscape areas unless exceptional circumstances. Private scale argued but policy conflict acknowledged.
Environment Policy 21
Equestrian buildings ok if not detrimental to countryside character via siting/design/size/finish; no cavity walls. Design 'fit for purpose', non-cavity, attractive.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Access drive materials approval
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.
Gorse/scrub clearance timing
The gorse/scrub clearance required to construct the development hereby approved shall not take place between March and September inclusive.
External materials
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.
No cavity walls
The walls of the stable hereby approved shall not be of cavity wall construction.
Private use only
The stable and sand school hereby approved shall be for private use only by the occupant(s) of the dwelling known as "Longcroft".
No external lighting without approval
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.
Tree planting
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.
Removal if disused
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.
No objection subject to private use condition due to access dimensions
No objection but advise no surface water runoff to highway
DEFA Ecosystem Policy Team objects to the application due to removal of dense scrub habitat without mitigation and potential lighting impacts, requesting updated plans and specific conditions.
Key concern: removal of dense scrub habitat without mitigation
DEFA Ecosystem Policy Team
ObjectionObjection due to site specific concerns and lack of information; Our initial recommendation, in line with the mitigation hierarchy of avoid>mitigate>compensate, is for the stable building to be moved elsewhere in the field to allow for the retention of the scrub habitat.; The Ecosystem Policy Team request that updated plans are provided prior to determination of this application, showing the general location of new planting
Conditions requested: No works to commence unless a soft landscaping plan has been provided to Planning and approved in writing. This should be accompanied by the standard condition for the replacement of any tree or shrub which dies or becomes damaged within 5 years from the date of planting.; No external lighting to be installed unless a sensitive lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted to Planning and approved in writing.
