29 December 2005 · Planning Committee
Barroose House, Barroose Road, Baldrine, Isle Of Man, IM4 6ar
The proposal sought retrospective permission for a steel-framed marquee (24m x 16m, 3m eaves, 6m ridge, white canvas panels and roof) erected without foundations in the curtilage of Barroose House for private dog agility training by Mrs Sims.
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The site is in countryside where new buildings require agricultural justification and must not harm visual amenity (Laxey and Lonan Area Plan policy L/OSNC/PRI1).
Laxey and Lonan Area Plan - Open Space/Agricultural policy
Presumption against development in countryside unless essential and justified, particularly agricultural need required. Officer tested marquee against countryside location requiring agricultural justification and no visual harm; failed due to non-agricultural dog training use and obtrusive appearance.
no adverse traffic impacts subject to condition restricting use to applicants only
applicant to consult Fire Safety Department on precautions; no objection to merits
Lonan Parish Commissioners strongly objected to the retrospective marquee application citing visual dominance and lack of need; Highways Division raised no objection subject to a condition restricting use to personal dog training; Fire Service recommended consultation on fire precautions without objection.
Key concern: visual dominance and scar on countryside
Lonan Parish Commissioners
ObjectionThe Board has asked me to inform you that they have REFUSED the above Planning Application.; this building dominates their dwelling in front of it, and is fully visible from the lowest parts of the Main Road into Baldrine.; it's dominance presents a visual scar on the surrounding countryside and other dwellings.
Department of Transport Highways Division
Conditional No ObjectionNo adverse traffic impacts subject to the imposition of the following condition(s): The proposed dog training facility is for personal use of the applicants.; In the interests of road safety.
Conditions requested: The proposed dog training facility is for personal use of the applicants.
Isle of Man Fire And Rescue Service
No CommentRecommend the Applicant to Consult with the Fire Safety Department with regard to the General Fire Precautions contained within this Application.
S.P.M.C. & E.
No CommentThis is a steel-framed structure with panel walls and only the roof is canvas. If polytunnels require Planning Permission, this certainly does so.; If approved, it should be a temporary, 5 year permission, (as suggested by the Applicants).
Conditions requested: If approved, it should be a temporary, 5 year permission
The original application 05/02025/R for retrospective erection of a marquee was refused by the Planning Committee due to visual obtrusiveness and lack of agricultural justification in countryside. The appellant argued special needs for dog agility training akin to equestrian uses, minimal visual impact due to screening, and temporary nature. The inspector found the use had special rural needs, the structure not obtrusive due to distance, screening, and context, distinguishing it from prior refused permanent shed appeal AP 2218. Policies in Laxey and Lonan Area Plan 2005 were considered but outweighed by these factors. Appeal allowed with conditions limiting to 5 years, private dog training only, and tree protection.
Precedent Value
This appeal sets precedent that non-agricultural recreational uses with proven special rural needs (e.g. large covered training areas) can exceptionally justify temporary structures in countryside if visually integrated and conditioned restrictively. Future applicants should provide detailed need evidence, site photos, accept temporariness/private use limits, and differentiate from prior refusals.
Inspector: G Farrington
