7 February 2017 · Planning Committee
Pennybridge Stables, Main Road, Kirk Michael, Isle Of Man, IM6 2hd
The site at Pennybridge Stables on Main Road, Kirk Michael, currently hosts a horse livery yard with stables, sheds, fields, an indoor arena (25m x 50m), a seasonal campsite, and two dwellings, dissected by a former railway footpath now used as a long-distance path.
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The officer assessed the site as mostly within Residential zoning on the Kirk Michael Local Plan, making residential redevelopment in principle acceptable under General Policy 2, provided it respects …
General Policy 2
Requires development in zoned areas to respect siting, layout, scale, design, landscaping, amenity, access, road safety, and landscape character. Officer found proposal aligns as most site is Residential zoned; future reserved matters to ensure compliance, with existing access adequate and equestrian removal improving safety/amenity.
General Policy 3
Permits development outside zoned areas on previously developed land where current use redundant and redevelopment improves landscape/environment. Arena site qualifies as redundant equestrian buildings; residential use reduces visual impact of large utilitarian structure and enhances site practicality/neighbourliness.
Environment Policy 1
Protects countryside outside settlements unless overriding need. Non-zoned arena in countryside but exception under GP3(c) applies as previously developed, with no adverse countryside impact versus status quo.
Environment Policy 2
Protects Areas of High Landscape or Coastal Value (AHLV); development permitted if no harm to character. Arena in former AHLV but replacement with dwellings (already principle-approved) not greater impact; equestrian removal improves overall landscape.
Time limit for commencement
The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013.
Reserved matters application deadline
Application for approval of the reserved matters shall be made to the Department before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved. Reason: To avoid the accumulation of unimplemented planning approvals.
Approval of reserved matters
Approval of the details of siting, design, external appearance of the building[s], internal layout, details of the means of access including the widening of the first 6m of the access to at least 4.1m of level, usable surface, landscaping and drainage of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced. Reason: To comply with the Town and Country Planning (Development Procedure)(No2) Order 2013.
Transport statement required
Any application for reserved matters shall include a transport statement demonstrating that the access is suitable to serve the number of proposed properties together with any other development which is required to facilitate this, for example, a crossing of the public footpath or closing up of an existing access into the farm yard. Reason: In the interests of highway safety.
Does not oppose subject to reserved matters including transport statement demonstrating access suitable for proposed properties
Highways Division initially deferred but later issued DNOC with a condition for a transport statement on reserved matters; Michael Commissioners objected due to parking and access concerns on Orrisdale Loop road used during TT events.
Key concern: Orrisdale Loop road frequently used for TT/Grand Prix parking and emergency access, with unauthorised motor vehicle use of railway gate
Department of Infrastructure (DOI) - Highways Division
Conditional No ObjectionFollowing receipt of additional information and photographs indicating an access lane of adequate width Highway Services does not oppose this application subject to the following application:; DNOC on 16/01/17
Conditions requested: Any application for reserved matters shall include a transport statement demonstrating that the access is suitable to serve the number of proposed properties. Reason: In the interest of highway safety.
Michael Commissioners
ObjectionOBJECTION; The Commissioners have an objection to this planning as the Orrisdale Loop road is frequently used during the TT and Grand Prix for parking and ambulance and other emergency services. The present gate that leads onto the railway also needs to be restricted access as motor bikes and other motor vehicles are using it.
