7 September 2021 · Planning Committee
Pennybridge Riding School, Main Road, Kirk Michael, Isle Of Man, IM6 2hd
The site currently hosts a large, redundant equestrian riding school building (48.9m x 24.7m) behind a fuel filling station at the northern end of Kirk Michael village, designated as open space/agriculture in an area of high landscape value.
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The officer assessed the proposal against the previous refusal of PA 19/00873/B for 8 units, focusing on principle, appearance, neighbour impact, and highways.
General Policy 3
Permits development on previously developed land outside zoned areas if redundant building, redevelopment reduces landscape/environmental impact, and improves wider environment. Officer found site qualifies (redundant equestrian), new building smaller/lower with better materials/landscaping reduces impact vs existing unsightly structure noted in conservation appraisal.
Strategic Policy 1
Requires optimising previously developed/redundant land, efficient site use, utilising infrastructure. Redevelopment optimises redundant site, provides efficient layout with parking/landscaping, uses existing A3 access corridor.
Environment Policy 2
Protects AHLV character unless no harm or essential location. Reduced scale (footprint -196sqm, heights lower), timber/agricultural-style integrates sensitively per 7.4.1, landscaping softens views.
Environment Policy 23
Requires no adverse impact on neighbours from alterations. Segregated access avoids shared lane nuisance; light industrial definition ensures no amenity detriment from noise etc.
Environment Policy 36
No detrimental effect on conservation area views. Landscaping links to existing woodland, softens rear elevation visible from CA approaches.
Business Policy 1
Encourages employment growth if policy compliant. Light industrial supported by local plan (6.5-6.8), commercial interest where Kelly Bros full.
Transport Policy 7
Requires parking per standards (1/30sqm); 21 spaces vs 34 need relaxed due to public transport corridor. New access/visibility approved by DOI.
Strategic Policy 10
Promotes integrated transport minimising car trips, highway safety. DOI acceptance confirms safe access/entry.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
No mezzanine
Notwithstanding the meaning of development in Section 6 of the Town and Country Planning Act 1999 or any act revoking or re-enacting that Act, no mezzanine floor shall be constructed without a further application for planning approval being submitted and approved. Reason: the parking provision is considered acceptable on the basis of the floor area of the proposed units as shown in the submitted plans and on only one floor of accommodation per unit.
Access, visibility, parking layout
The development hereby approved shall not be occupied or operated until the access, visibility, and internal layout (including parking) have been provided in accordance with drawing no 1500.11 received 3 June 2021. Such areas shall remain free from obstruction thereafter and remain available to the users of the corresponding industrial unit. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles, and safe vehicular entry and exit from the site in the interests of highway safety.
Landscaping scheme
Prior to the implementation of the planting scheme shown on drawing 1500.11, the details of the type and planting (height) of the particular species that would constitute the approved landscaping indicated shall be submitted to and approved in writing by the Department. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the units, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: The landscaping of the site is an integral part of the scheme and must be implemented as approved.
Use restriction
Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2019 (or any Order revoking and/or re-enacting that Order with or without modification), the units hereby approved shall only be used for Light industry and Research & Development (Class 2.2) and for no other purpose at any time. Reason: The Department has assessed the impact of the proposal on the basis of the specific use and any alternative uses within the same Use Class will require further consideration.
Bat and bird boxes
Prior to the occupation of the units hereby approved, a scheme for the integration of bat and bird boxes on the external elevations of the development hereby approved shall be submitted to the Department for approval. The works to form the bat and bird boxes shall take place strictly in accordance with the approved details and shall be permanently retained in accordance with the approved details. Reason: To safeguard a statutorily protected species.
Meets highway requirements, no opposition subject to conditions on access, visibility, internal layout per drawing 1500.11
Generally supportive of additional planting; requests native species, no invasives, bat/bird boxes; mitigates gorse loss for access
Department of Infrastructure Highways provided DNOC subject to conditions on access and visibility; DEFA Biodiversity supportive with recommendations for native planting and bird checks; Kirk Michael Commissioners objected citing access issues and agricultural land use.
Key concern: access and visibility splays inadequate due to proximity to garage and road conditions
Department of Infrastructure Highways
Conditional No ObjectionRecommendation: DNOC.; the proposal meets highway requirements for no opposition to be raised subject to conditions for access, visibility, and internal layout to accord with drawing no 1500.11.
Conditions requested: access, visibility, and internal layout to accord with drawing no 1500.11
DEFA Biodiversity
SupportThe Ecosystem Policy Team are generally supportive of the plans for additional planting around the new building.; The applicant may wish to consider integrating enhancements for wildlife on the site via the installation of bat and bird boxes on the new building.
Conditions requested: all tree planting is undertaken with Manx native species, and no invasive plant species listed on Schedule 8 Part II of the Wildlife Act 1990 should be included; checks for nesting birds must be undertaken prior to gorse removal and ideally, all gorse removal should take place outside of nesting season
Kirk Michael Commissioners
ObjectionThe Commissioners object to this application
