Erection of additional boarding kennels and food preparation area

Why Was This Refused?

• ✓Existing access cannot achieve the required 2 by 70 metre visibility splays onto Bride Road
• ✓Additional traffic from expanded kennels would use a substandard access
• ✓Principle of extending the established kennels use was considered acceptable
• ✓Visual impact of the new buildings judged acceptable due to screening by existing barns and hedging
• ✓Decision made by Planning Committee, aligned with officer recommendation to refuse
• ✓highways
• ✓access
• ✓Principle of development
• ✓Proposed development
• ✓Access / Highway issues

The proposal was to build two single-storey structures at an established kennels site on the western side of Bride Road, Ramsey: a modest food preparation building and a more substantial kennel block measuring 33 metres long, 4.5 metres wide, and 2.6 metres high at its maximum. The site sits within an agriculturally zoned area under the Ramsey Local Plan, but the kennels use is long-established, and the officer considered the principle of extending them acceptable. Visual impact was also judged acceptable, with the larger building largely screened by existing farm barns and roadside banking. The decisive issue was highway safety. The Department of Transport Highways Division objected because the existing access onto the A10 Bride Road — a secondary route — cannot achieve the required visibility splays of 2 by 70 metres. The additional traffic generated by the expanded kennels would therefore use an access that falls short of the required standard.

The application was refused because the existing access onto Bride Road cannot provide the required visibility splays of 2 by 70 metres. This means the access is inadequate to safely handle the additional traffic the expanded kennels would generate, creating an unacceptable highway safety risk.

Policies Assessed (1)

Planning History (9)

Documents (28)