16 April 2025 · Committee
Rose Cottage, Barregarrow, Kirk Michael, Isle Of Man, IM6 1ax
The proposal involves converting a structurally sound existing garage at Rose Cottage into kennels and changing the use of part of a field for dog exercise, creating a small-scale commercial kennel operation in a rural setting near Kirk Michael. The main planning issue was whether the conversion was acceptable in the countryside under Environment Policy 16, which normally requires the building to be of historic, architectural, or social interest — a test the garage did not fully meet. However, the committee judged that the proposal aligned with the broader aim of rural economic diversification and that the garage could accommodate the new use without significant alterations. The rural location was considered appropriate, offering sufficient space and isolation to manage noise and animal welfare concerns. Retention of mature boundary landscaping as a sound buffer and a waste disposal plan were identified as measures that would prevent adverse effects on neighbouring properties and the wider countryside setting.
The committee approved the application because the rural setting and limited scale of the kennel use were judged compatible with the countryside, and the proposal supports rural economic diversification. Although the garage did not meet the historic or architectural interest criterion of Environment Policy 16, the building's structural soundness and the minimal alterations required weighed in favour of approval. Noise and environmental concerns were addressed through retained boundary landscaping and a waste disposal plan.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
A plan clearly distinguishing the residential curtilage and the associated field shall be submitted within one month of this approval. This boundary should reflect the details outlined in Condition 3 of PA 20/01494/B: The residential curtilage shall extend no further south than the area including the "drive" and the footprints of the two existing buildings as shown on drawing DN/2/20 and may not include the field to the south, which is defined in red on the submitted plans.
Condition 3
The field may only be used as a dog exercising field, together with the existing agricultural use.
Condition 4
The business use hereby approved is only for the operation of the kennels and associated exercising of dogs and shall be carried out by Ms. Julia Vaneslow and/or staff employed by her, provided she remains resident at Rose Cottage, Barregarrow, Kirk Michael. Upon the cessation of occupation by Ms. Julia Vaneslow, the use hereby permitted shall cease.
Condition 5
The dogs shall only be allowed to exercise in the field between 0800 - 2100 hours.
Condition 6
The number of kennels within the property shall be limited to four.
Condition 7
The development hereby approved shall not be occupied or operated until the access, visibility splays, internal access road, and vehicle turning and parking areas, have been provided in accordance with the approved plans (Drawing. Nos. 002 Rev F and 003). The designated parking areas shall not be used for any purpose other than the parking associated with the development and main dwelling, and shall remain free of obstruction for such use at all times. The surfacing of the first 6m of the access from the adopted highway must be in a bound and consolidated surface such that no material is tracked onto the public highway.
Condition 8
Access to the kennel facility and existing dwelling shall be from the southernmost access point only. Prior to the kennels being brought into use, the existing access closest to the crossroads shall be closed off. Within 6 months of the kennels being brought into use and the access closest to the crossroads being closed off, the stone walling and new fencing shall be erected in full accordance with drawing number 302 Rev A and retained as such thereafter.
Condition 9
The approval does not in any way permit the creation of permanent dog care facilities on the site or the erection of structures on the site.
Condition 10
A detailed waste management plan, including provisions for the disposal of dog waste, shall be submitted to and approved in writing by the Department. All waste shall be collected in designated receptacles and removed from the site regularly.
Condition 11
No external lighting shall be installed on the site unless a sensitive low-level lighting plan has been submitted to and approved in writing by the Department. The lighting plan must adhere to the best practice guidance detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023). All external lighting shall be installed and operated strictly in accordance with the approved lighting plan.
