Planning Committee Appeal Statement

Appeal statement on behalf of the Planning Committee

Appeal no: AP05/2685 Planning application no: 05/00099/B Subject: Erection of boarding kennels, car parking and associated facilities, field 132021, Glen Duff House, Lezayre. Appeal by: Mrs R Quirk against the Planning Committee’s decision to grant planning approval.

Appeal AP05/2685 – Mr & Mrs Tomlinson

PA 05/00099/B – Erection of boarding kennels, car parking and associated facilities, field 132021, Glen Duff House, Lezayre.

The site

1. The application site comprises of an open field adjacent to a detached dwelling, known as Glen Duff House, which is situated within open countryside in Lezayre. The site is located adjacent to the B14, approximately 120 metres north of its junction with the A3.

Site history

1. The application site has not been the subject of any previous planning applications that are considered to be of relevance to the consideration of this current planning application.

The application

1. The Planning Committee initially considered the planning application on the 21st July 2005 with comments being submitted by Lezayre Parish Commissioners, the Department of Transport Highways Division, the Isle of Man Water Authority, the Disability Access Office and two public third parties.

1. Following discussion and the receipt of additional information Lezayre Parish Commissioners recommended that the planning application be approved.

1. Following discussion and the receipt of additional information the Department of Transport Highways Division advised that they considered there to be no adverse traffic impacts subject to the imposition of condition.

1. The Isle of Man Water Authority made no specific comment on the merits of the proposed development but requested that an informative note be attached to any approval decision notice.

1. The Disability Access Office made no specific comment on the merits of the proposed development but highlighted that the needs of disabled access should be considered.

1. The owner and/or occupant of Kerrowdhoo, Mrs Quirk, objected to the planning application. The grounds for their objection can be summarised as concern that the use is inappropriate within the area, that the means of animal waste disposal could be problematic, that the overall proposed building is similar to a new dwelling and that the proposed development would be detrimental to the Manx countryside.

1. The owner and/or occupant of Meadowcroft, Mr & Mrs Huntley, objected to the planning application. The grounds for their objection can be summarised as concern that commercial development of the type proposed is inappropriate for the countryside, that the use could be unduly noisy, that the use may disturb existing wildlife and that the increased traffic could be problematic.

1. The application was initially approved on the 21st July 2005 with the initial approval decision notice issued on the 27th July 2005. Copy of the initial approval decision notice is enclosed as appendix 1.

1. A review of the initial decision was sought and the Planning Committee considered this on the 7th October 2005. They determined to confirm the initial approval decision and the review approval

notice was issued on the 18th October 2005. Copy of the review approval decision notice is enclosed as appendix 2.

Assessment

1. The application seeks approval for the erection of a boarding kennels facility on the application site. The proposed development comprises of a combined twelve suite kennel and admin block with car parking and a new access onto the adjacent B14.

1. 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 expected at any open time is estimated at between twelve and fifteen. 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.

1. By its very nature this form of development is usually best suited to 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 with any Local Plan context. Therefore it is considered that the suitability of a location comes down to its visual impact and its operational impact.

1. In terms of visual impact the Planning Committee considers that the impact is acceptable as the application site is low lying, benefits from existing natural screening and the proposed development is single storey in height. In terms of operational impact it is accepted that the design and layout 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. In coming to this decision the Planning Committee recognises that Meadowcroft and Kerrowdhoo are both located approximately five hundred metres, straight line distance, from the application site.

1. The approval is granted subject to conditions to control the maximum number of dogs that can be accommodated at any one time, the setting out of the junction prior to the commencement of any use, the submission of further details regarding the location of any septic tank and a landscaping scheme to provide additional natural screening. Overall, the Planning Committee considers the proposed development to be acceptable.

Recommendation

1. The Planning Committee recommended that the application be approved in accordance with the review approval decision notice dated the 18th October 2005.

This statement has been prepared on behalf of the Planning Committee by Mr A Holmes, BA(Hons) DipTP(UC) MRTPI, Planning Officer.

Signed C. Holmes Date 10/12/05