28 September 2007 · Delegated - Director of Planning and Building Control (M. I. McCauley)
Cronk Froy, Knock Froy Road, Santon, Isle Of Man, IM4 1jd
The proposal involves constructing a 5.4m x 15m rendered blockwork stable block with slate roof, four loose boxes, store and tack room in a field north of the recently approved replacement dwelling at Cronk Froy, Knock Froy Road, Santon, within an Area of High Landscape or Coastal Value and Scenic Significance.
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The officer noted the site's location in a High Landscape Value area but found the proposal acceptable as horse keeping is a legitimate rural activity with 9 acres available for grazing and no suitabl…
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This permission relates to the construction of stables as shown in drawing WL/06/1013/1 received on 18th December, 2006 and the accompanying location plan.
Use restriction
The building may only be used for the keeping of horses and/or related equipment and/or horse feed.
Access improvements
No works may commence on the proposed building until such times as the entrance and access from the existing access lane have been improved in accordance with the drawings which satisfy conditions 4 and 5 of the approval granted in respect of PA 05/92395.
no objection
Santon Parish Commissioners expressed no objection but suggested relocating the stable block behind the house and using wood construction; a neighbouring landowner objected strongly on landscape, policy, access, and misuse concerns.
Key concern: visual impact breaking skyline in Area of High Landscape Value
Santon Commissioners
Conditional No ObjectionThe Commissioners feel that this structure would be better placed behind the house to the south where most of the applicant's land lies. The stable would be more acceptable in wood.
Conditions requested: stable would be more acceptable in wood
Vincent & Cathy Garvey
ObjectionThe proposal extends the development in a direction which is closer to the main A6 roadway. The visible impact will be significant, breaking the skyline.; The proposed construction method of brick and render in totally inappropriate. If built in that fashion it would look like a bungalow.; I would consider it inappropriate and unsafe to burden the shared access with more traffic.
Conditions requested: if built, should be stable of traditional wooden construction; show gateways at all open boundaries; clear undertaking that additional traffic generated directed exclusively to new access; extend notice period to ensure public notification
The original application for re-construction of previously permitted timber stables in more robust concrete blockwork following storm damage was refused by the Planning Committee on 27 May 2005, primarily due to concerns it resembled a new dwelling and fears of future conversion. Appellants argued the blockwork was necessary for durability in the exposed location to protect competing ponies, no residential intent, and neighbour safety concerns supported it. The Council defended refusal citing appearance, size, and policy against countryside development, referencing prior refusals. Inspector found the proposal matched previously approved size/appearance, dismissed cavity wall fears as a drawing error, accepted appellants' non-residential intent, and deemed it acceptable with conditions limiting use to stables and requiring timber cladding. Appeal allowed, reversing the refusal.
Precedent Value
This appeal shows inspectors will allow robust stable replacements in countryside if matching prior approvals, with conditions mitigating appearance/conversion risks. Applicants should proactively offer cladding/use conditions and evidence site-specific needs like exposure.
Inspector: Terrence Kemmann-Lane
