DOI Highways Services Division will not provide a statement to the appeal as they did not oppose the original application and there were no highway reasons for refusal.

DOI Highways Services

No Objection

Highways Services HDC will not be providing a statement to the appeal due to lack of highway reasons for refusal and HDC did not oppose the application.

Appeal Decision

Dismissed

The original application 24/91021/B for erection of stables, agricultural building, hardstanding (part retrospective), and pond (retrospective) on Field 434087, Douglas Road, Ballasalla was approved by the Planning Committee on 27 January 2025 despite objections from residents citing procedural errors, overdevelopment, highway safety, residential amenity, and policy breaches. Appellants (residents of 7 Meadow Court and The Willows) argued procedural unfairness (delayed objection publication, site size misrepresentation), non-compliance with countryside policies (GP3, EP19, EP21, EP22), lack of need, overdevelopment of 4.46-acre site, highway dangers on busy A5, and amenity harm from midden/odour/noise. The inspector found functional need for Brigitte’s Sanctuary animals per will bequest, acceptable scale/siting with mitigation (sod hedges, conditions limiting animals/uses), no unacceptable harm to countryside character, residential amenity, or highways, complying with GP2, GP3, EP1, EP15, EP19, EP21, EP22, TP4. Appeal dismissed on 17 September 2025, approval upheld with 14 detailed conditions.

What Worked

✓Demonstrating functional need tied to legal will bequest; iterative design amendments reducing scale; Highways no-objection; conditions mitigating amenity/highway concerns; traditional materials/screening.
✓Existing long-term grazing use supporting equestrian exception.

What Failed

✗Procedural complaints not material to planning merits; claims of 'urban not rural' overridden by Area Plan designation; overdevelopment fears dismissed by animal limits; highway precedents distinguished as existing access.
✗Amenity objections countered by detailed conditions.

Precedent Value

Shows countryside equestrian/agricultural buildings can be approved via proven essential need (e.g., trusts/wills), strict conditions limiting intensity/use, and expert consultee support; applicants should prioritise mitigation plans and avoid unsubstantiated motive challenges.

Inspector: Frances Mahoney MRTPI IHBC

Source & Provenance

Official reference: AP25/0005
Source authority: Isle of Man Government Planning & Building Control
Source system: Legacy IDOX planning platform
Official record URL: No stable public per-record URL
First indexed: 22 Sept 2025, 13:28
Last synced: 3 Mar 2026, 20:37
Licence: Isle of Man Open Government Licence

Property Planning History (3)

AP25/0005Approved2025Viewing

Appeal against the erection of stables and agricultural building, creation of hardstanding (part retrospective) and creation of pond (retrospective)

24/91021/BApproved2024

Erection of stables and agricultural building, creation of hardstanding (part retrospective) and creation of pond (retrospective)

22/01433/BWithdrawn2023

Erection of a replacement agricultural building

Consultation Responses

DOI Highways Services Division will not provide a statement to the appeal as they did not oppose the original application and there were no highway reasons for refusal.

DOI Highways Services

No Objection

Highways Services HDC will not be providing a statement to the appeal due to lack of highway reasons for refusal and HDC did not oppose the application.