15 January 2025
Cabbyl Ushtey, Ballagilley Farm, Gooseneck Road, Hibernia, Ramsey, Isle Of Man, IM7 1ep
Appeal against the refusal for erection of equestrian building
Erection of building for use as stables/store on site of previously approved stables
Erection of a two storey extension to side elevation
Demolition of an existing barn and conversion of redundant stone barns into living accommodation
Reserved matters application for the conversion of stone barn to farmworker's cottage
Approval in principle for the conversion of stone barn to a farmworkers dwelling with integral garage
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The original application for a 66x30m indoor equestrian arena at Ballagilley Farm was refused by DEFA's Acting Head of Development Management due to its size and scale causing unacceptable visual harm in a visually sensitive upland landscape (Northern Uplands LCA), conflicting with GP2, EP1 and EP20 of IMSP 2016. Appellants argued limited visibility from public viewpoints, sensitive siting/design blending with existing farm/equestrian buildings, private use for family training, and cited precedents; supported by photos and topography analysis. Council defended refusal emphasising wide visibility and upland sensitivity distinguishing from lowland precedents. Inspector found very slight harm outweighed by slight benefits to highway safety/animal welfare, recommending allowance subject to conditions; Minister accepted recommendation on 15 Jan 2025.
Precedent Value
Sets precedent that very large private equestrian buildings can be allowed in Northern Uplands LCA if visual harm is minimal through design/topography, with private-use condition essential; future applicants should prioritise site-specific visibility evidence and non-commercial justification over lowland precedents.
Inspector: Brian J Sims
