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The application seeks approval for the erection of a boarding kennels facility within a field adjacent to a detached dwelling, known as Glen Duff House, in Lezayre. The proposed development comprises of a combined twelve suite kennel and admin block, car parking and new access onto the B14 Bernahara Road.
The applicant has advised that the kennels would only be open to customers for drop off/collection and facility viewing between 10:00am and 3:00pm. The maximum number of dogs would be accommodated at any one time would be twenty four and this would be where two dogs from the same family could share one suite. The average number of dogs would be between twelve and fifteen at any one time. Vehicle movements are estimated as approximately twenty four to thirty six movements a week based on an estimated twelve to eighteen vehicles per week. The facility would be solely run by the applicant and his family from the adjacent dwelling. Noise nuisance would be controlled through the use of design limiting interaction between dogs and the use of double glazing. Animal waste would be managed through the use of a septic tank. The applicant has provided details of their previous experience of running boarding kennels.
Lezayre Parish Commissioners have recommended that the application be approved. The Department of Transport Highways Division consider there to be no adverse traffic impacts subject to the imposition of condition. There are objections from two local residents, the occupants of Kerrowdhoo and Meadowcroft. They are concerned that the area is not zoned for development, that the use will be a noise nuisance, that the disposal of animal waste will be problematic and that the development will be detrimental to wildlife. Meadowcroft and Kerrowdhoo are both located approximately five hundred metres, straight line distance, from the application site.
By its very nature this form of development is usually best suited countryside locations in order to minimise the potential for disturbance and it would not be expected that specific locations would be zoned for such purpose. I would suggest that the suitability of a location comes down to its visual impact and its operational impact.
In terms of visual impact I consider that the impact is acceptable as the application site is low lying benefiting from existing natural screening and the proposed development is single storey in height. In terms of operational impact I accept that the design aids the control of the noise nuisance potential, that the distance to the nearest property is appropriate, that the level of use is acceptable, that the traffic levels are acceptable and that the means of waste disposal are appropriate. However, if approved I would suggest conditions to control the maximum number of dogs, the setting out of the junction prior to use, the submission of details of the septic tank location and possibly a condition requiring additional landscaping as part of the development.
On balance I recommend that the planning application be approved.
Recommended Decision: Permitted
Date of Recommendation: 18.07.2005
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the location plan and drawing no. 01 date stamped the 21st January 2005 and drawing no. 03A date stamped the 27th June 2005.
C 3. Prior to the commencement of development a drawing and details demonstrating the provision of sight lines of 160 metres in each direction from 2.4 metres from the edge of the road must be submitted to and agreed by the Planning Authority. Thereafter prior to the commencement of the operational use of the development the junction must be set out in accordance with the agreed drawing and details.
C 4. Prior to the commencement of development details of the type and location of the septic tank required to serve the development must be submitted to and agreed by the Planning Authority.
C 5. Prior to the commencement of development a detailed landscaping scheme must be submitted to and agreed by the Planning Authority. This scheme must include provision for tree planting to aid the screening of the development from the adjacent highway and from the dwelling, known as Close-ny-Mona, to the south of the application site.
C 6. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the commencement of the operational use of the development. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
C 7. There must be no more than twenty four dogs accommodated within the development at any one time.
C 8. The application is recommended to discuss the provision of disabled access with the disability access office.
N 1. For single connections to a water main (i.e. a single dwelling) the applicant should contact Isle of Man Water Authority Customer Services, telephone 695949.
Decision Made : ... Committee Meeting Date : ...
7/10/09
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