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23/12/11
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration 134325C
1.1 The site is the residential curtilage of Kielthustag Lodge together with additional land to the north, all of which lies on the northern side of the A10 coast road which links Jurby with Bride village. The property is one of a small cluster of properties with Kielthustag Bungalow sitting immediately to the west of the dwelling on the application site, with Mull House sitting to the east. Across the road is Kielthustag and Smeale Beg and to the west of Kielthustag Bungalow are West Kielthustag, East Ballabane and Croit-ny-Bane Farm which operates as a bed and breakfast.
1.2 Kielthustag Lodge sits in a significant area of landscaped grounds including planted gardens alongside the house and a formal seating area and pond between the house and Mull House, separated by a stand of established trees.
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Comisary Registration 134325C
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration 134325C
TOWN PLANNING CONSULTANCY
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Resistration 134325C
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration 134325C
2.1 Planning approval was granted for the holding of weddings within the site. This application, 21/01503/B was permitted by the Planning Committee, subject to the following conditions:
Reason: the development has been approved on a temporary basis to allow the impact on amenity and success of proposed mitigation measures to be gauged in light of events.
Reason: in the interests of local amenity and the wellbeing of nearby livestock.
Reason: in the interest of local amenity and wider ecology.
Reason: in the interest of local amenity and wider landscape.
TOWN PLANNING CONSULTANCY
Reason: in the interest of local amenity, wider landscape and ecology.
2.2 During the consideration of the application a number of concerns were raised by Andreas Parish Commissioners and the owners of Mull House, Smeale Beg, Croit-ny-Bane Farm and West Kielthustag. These concerns were as follows:
2.3 The Highway Services Division of Department for Infrastructure did not object, following the submission of further information, recommending that "Highways Development Control notes the amendments and additions uploaded on 25 and 26 January 2022. Given that the intention is for six weddings per year with guests bussed to site and on proviso that this can be restricted by condition to such, HDC raises no opposition. Should this not be the case please re-consult." 2.4 Ecosystems Policy raised no objection subject to conditions restricting frequency and the use of lighting. They considered the Ayres Nature Reserve was sufficiently distant not to be affected. 2.5 The applicant confirmed during the application that there would be no on site car parking, all visitors having to be transported to the site by bus or taxi. It was also confirmed that there would be security staff on site during any event and that proceedings would cease by midnight. 2.6 An application to vary the conditions to allow for two weddings on 24th June and 8th July, 2023 in addition to what was approved, was permitted (22/00425/B).
2.7 The site is not designated for development on either the Isle of Man Planning Scheme (Development Plan) Order 1982 or the draft Area Plan for the north and west. There is therefore a presumption against development as set out in General Policy 3 of the Strategic Plan and a presumption against development that would adversely affect the countryside (Environment Policy 3), ecology (Environment Policy 4), trees (Environment Policy 3) or would cause an adverse impact through pollution, including noise (Environment Policy 22). Development is generally directed towards settlements and sustainable locations (Strategic Aim, Strategic Policies 1, 2 and 10, Transport Policy 1). 2.8 Development is expected to have an acceptable impact on highway safety and provide sufficient parking and have an otherwise acceptable impact (Transport Policies 4 and 7 and General Policy 2).
3.1 The applicant has been operating the wedding venue for two seasons and would seek to vary some of the conditions of operation to try and address issues which have arisen during this time. 3.2 The proposed variations are as follows:
Reason: the development has been approved on a temporary basis to allow the impact on amenity and success of proposed mitigation measures to be gauged in light of events. 3.3 The applicant wishes to extend the period in which she may operate their property as a wedding venue, beyond 01.04 .25 to the end of that calendar year. The wedding season for outdoor events runs from late April to early September which effectively means that the current permission ceases in September 2024. Couples plan their weddings 18 to 24 months in advance which means that many couples are now seeking booking for the summer of 2025. In addition, the clients for two weddings booked for May and June 2024 now wish to defer their arrangements until 2025.
3.4 The applicant has no wish to change this condition.
Reason: in the interests of local amenity and the wellbeing of nearby livestock. 3.5 The applicant has no issue with this condition and does not seek any variation.
3.6 This condition deals with two different elements: firstly the overall number of events which may be held and secondly the frequency of the events. 3.7 The applicant is not requesting a greater number of weddings but is seeking a shorter period between weddings in order to achieve a fair distribution during the summer months. The most popular months are May and June but the current permission effectively allows for only one wedding in either month owing to TT week, practice week and the Parish Walk potentially removing four weekends from this period. Further events such as the End to End, Gran Fondo, Manx Grand Prix and Classic TT cause restrictions on other dates making a 3 week window very difficult to work with if weddings are not permitted to be held any more frequently that one in any three week period. 3.8 The applicant would wish for this condition to be varied to confirm that no more than the allotted 8 weddings a year take place but with a two week gap between, to accommodate people's preferences for dates. This would allow greater flexibility in accommodating bookings, particularly in May and June when the actual availability of dates, particularly at the weekends, is much less due to events.
Reason: in the interest of local amenity and wider landscape. 3.9 The applicant has no issue with this and does not seek any amendment.
Reason: in the interest of local amenity, wider landscape and ecology.
Reason: in the interest of local amenity, wider landscape and ecology. 3.10 The applicant has no issue with this condition and does not seek any variation.
Reason: in the interest of local amenity.
3.11 The applicant has no issue with this condition and does not seek any variation.
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration 134325C
4.1 The applicant is aware that the operation of her premises as a wedding venue has the potential to cause disturbance and nuisance to neighbouring property, reflected in the concerns which were raised in the 2021 application. However, having operated the property as such for two seasons, it is hoped that this has demonstrated that this can be done without unacceptable impact on neighbours or the ecology of the area and that this contributes to the economy and diversity of the Island. The applicant has worked hard to mitigate disturbance to her neighbours. She personally attends the boarding of buses at the end of the evening, overseeing their arrival at approx 2330hrs, their waiting with dimmed lights and the boarding of passengers before midnight. 4.2 The applicant's experience so far is that far fewer than 8 weddings have taken place in years 2022/2023. The commencement date made it impossible to book more than 1 wedding for 22 and in 23 owing to factors such as condition for 3 weeks apart, she has held 3 weddings (one very small and intimate without marquee or music during the daytime); two events booked for July and September were cancelled for personal reasons. 4.3 The applicant had taken bookings for 6 weddings for 2024, two of which in May and June have requested deferral to 25 and one has cancelled leaving 1 wedding in April and two in August, so far. The applicant has discovered there is a great deal of unpredictability in the regularity of events and owing to clients requesting significant dates, would appreciate as much flexibility as possible The applicant has learned that there is a great deal of unpredictability in the regularity of the events and due to clients requesting specific dates, she would appreciate as much flexibility as possible in when the events may be held, but at the same time, recognising the potential impact that the events may have on their neighbours. 4.4 The applicant has had relatively little time in which to prove themselves and have experienced a steep learning curve in the operation of the business. The weddings thus far have benefitted a number of local businesses: guests have stayed in local guest accommodation including The Milking Parlour, the Park Hotel, Croit-ny-Bane, Hillingford B\&B and many guests are choosing to stay beyond the wedding weekend and are having short holidays on the Island, further benefitting the economy. Local florists - Flourish and Bloom and Elaine's Flowers - have also provided services for the events held on site, local photographers including David Lovelady, Zane Corlett and Liam Gilman, and local catering services including Wild Thyme, Woodbourne House, Artisan Platters and Andreas Meats have
all been involved in providing food and catering services on site and The Event Stylist and Every Last Detail providing their services. Local marquee providers A3 Marquees and Taylor Made Marquees have provided the temporary structures required and bus transportation is provided locally. 4.5 The greater concentration of weddings in May and June would reduce the frequency of weddings otherwise throughout the year and a longer period before the use should cease will allow the applicant to start taking bookings now for weddings which will take place in two years' time. 4.6 The proposed usage will have minimal impact on the environment but allow those wishing to get married on the Island to take advantage of the beautiful landscape available at Kielthustag Lodge and also benefit businesses in the north. 4.7 It is hoped that this application to vary some of the conditions will be viewed positively. The applicant has met with her neighbours over the period of the wedding venue operation and almost all have indicated the the business is operating without issue. If there are any issues the applicant would be grateful if these could be raised so that she may have the opportunity to address them.
4th October, 2023
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