Conversion of existing equestrian riding school to provide eight light industrial (Class 5) units

Refusal Reasons

• ✗The visibility available to drivers emerging from the site onto Main Road is not adequate for the proposed use which is likely to result in an increase in traffic using the access and as such would be detrimental to highway safety to all road users and therefore fails Transport Policy 4 of the Isle of Man Strategic Plan.
• ✗General Policy 3 and the definition of previously-developed land as set out in the Definitions and Glossary of Terms, requires development of such sites to "reduce the impact of the current situation on the landscape or the wider environment and where the development proposed would result in improvements to the landscape or wider environment." The proposed use would at the very least perpetuate the large scale of the building and most likely increase the frequency of traffic to and from the site and possibly the scale and amount of traffic. It is not accepted that the development would satisfy General Policy 3 and as such there is no justification for the proposed development.
• ✗The neighbouring residential properties would share the same access with the eight industrial units. The impacts of the proposed change of use on the amenities of the properties are likely to be adverse - the increased level of traffic, the likelihood of frequents comings and goings and an increased level of activity are considered to be unneighbourly and unacceptable for this reason.
• ✗The proposed development would be contrary to Environment Policies 1 and 2 of the Isle of Man Strategic Plan 2016 and the Kirk Michael Local Plan 1994 in that: i) the site is not zoned for light industrial purposes and there are no exceptional circumstances to warrant a departure from the land use zoning and established planning policies within the adopted development plans (Kelly Bros. Industrial Estate is the designated area while Beach field farm area is considered to be the potential site for future light industrial/craft workshop locations); and ii) the development would be in an 'Area of High Landscape or Coastal Value and Scenic Significance' or in important landscape and coastal areas as recognised by any new landscape classification, without the capacity of being sensitively and unobtrusively integrated into the landscape. This will adversely affect the visual amenities of the locality when viewed from the Main Road as you approach from Ballaugh.
• ✗The proposed development would be contrary to Strategic Policies 1(c) and 6 of the Isle of Man Strategic Plan 2016 in that the proposed would be located within an area not zoned for research and development/light industrial or office developments and would be contrary to the land use designation of the Kirk Michael Local Plan 1994.