21 June 2006 · Governor in Council
Purley Properties Ltd, Kerrowdhoo Farm, Little Mill Road, Onchan, Isle Of Man, IM4 5bf
The proposal sought to remove condition 1 from planning permission 92/1145, which required two agricultural buildings at Kerrowdhoo Farm to be used for agricultural purposes only, specifically for one building to be used temporarily for three years as a transfer station for newspapers and magazines collected from bring…
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The independent inspector treated the application as effectively a change of use from agriculture to a waste paper transfer station, as merely removing the condition would not authorise the material c…
Onchan Local Plan Policy O/ILP/5
Requires agricultural buildings only where sufficient agricultural need proven. Inspector noted buildings relatively modern and recently extended, surprising they are surplus so soon; presumption against industry outside designated areas, though not absolute bar for repurposed ag buildings.
Supports fully; meets operational needs (large doors, high apex, sealed floor), central location, cost savings £75k/year, contingency for recycling banks, promotes government recycling policy.
No objection if measures protect reservoir catchment; less hazard than scrap cars.
Multiple responses on application 05/01203/C include objections from Highways Division and local residents on highway safety, industrial use in countryside, and water supply proximity, with conditional support from Manx Wildlife Trust and no objection from an individual.
Key concern: Alternative access road unsuitable for heavy goods vehicles
Manx Wildlife Trust
Conditional No ObjectionOne supposes that, as a Farm Diversification project and in the interests of the Recycling initiative, this scheme should be supported? It will need very careful handling though.; Subject to these provisos, the Society will not object.
Conditions requested: A 3 year permission is sought and this should be covered by Conditions; Enforce all large commercial vehicles servicing the site to use the approach from the Mountain Road rather than going south through the tortuous Little Mill Lane route into Onchan Village passing the Primary School etc
Highways Division
ObjectionThe alternative access road is unsuitable for the volumes of heavy goods vehicles which are proposed in the planning application.
Department of Home Affairs Isle Of Man Fire And Rescue Service
I recommend that the applicant consults the fire safety department to discuss the fire precautions.
Conditions requested: Applicant consults the fire safety department to discuss the fire precautions
The original application sought to modify condition 1 of planning permission 92/1145 to permit use of one agricultural building for transferring paper for recycling, refused by the Department of Local Government and the Environment. The appellant argued for farm diversification amid reduced cattle numbers, support from DoLGE Waste Operations for cost savings and contingency needs, and adequate access. The inspector clarified the application as effectively a change of use, noted existing unlawful vehicle storage, and assessed impacts on countryside designation and access. Key concerns were unsuitable narrow roads with bends for additional HGVs, outweighing need despite recycling benefits. Permission recommended refused; appeal dismissed.
Precedent Value
Demonstrates highway safety on rural lanes can decisively outweigh diversification/recycling benefits in countryside, even with government support; applicants must substantiate traffic claims with robust evidence and demonstrate locational necessity beyond convenience.
Inspector: Andrew D Kirby
