25 January 2006 · Director of Planning (M. I. McCauley) under delegated powers
Highfield, Stoney Road, Laxey, Isle Of Man, IM4 7nb
The proposal involved a flat-roof timber and polycarbonate/PVCu building, similar in scale to a medium-large garden shed (7.7m x 4.1m), with six individual cat pens in the rear garden of Highfield, a detached dwelling on Stoney Road in Laxey.
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The officer considered the key material planning issues to be impact on residential amenity and access/parking arrangements in a predominantly residential area with no specific policy for catteries.
no objection subject to conditions on surface water disposal and sewer protection
no comment on merits, request informative note
Multiple neighbouring residents objected strongly to the cattery proposal citing access difficulties, traffic hazards, noise, smells, and unsuitability for a residential area bordering a conservation area; IoMWA noted standard water connection requirements; Highways Division objected due to inadequate off-street parking.
Key concern: inadequate off-street parking leading to highway parking and reversing hazards
Department of Transport Highways Division
Objectionthe Department objected to this application because two dedicated off street parking spaces are required; The proposal for one off street parking space will not cater for this occurrence; These activities will increase the likelihood of an accident occurring
IoMWA
Conditional No Objectionrequest that a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes; See Note (2)
Conditions requested: applicant must contact the Authority to ensure that a connection is obtained for water supply purposes under Note (2) for single connections to a water main
Planning permission was refused by the Planning Committee for the erection of a small timber and polycarbonate cattery building with six cat pens in the rear garden and one additional parking space. The appellant argued that noise and smell would be minimal due to PVCu construction, hygiene standards, restricted opening times, long-stay specialisation, and existing precedents of catteries in residential areas. The Council, Highways Division, and third parties objected citing potential noise, smell, traffic increase, inadequate parking, hazardous access on narrow steep roads, and inappropriateness in a residential area. The inspector found the proposal inadequately addressed noise and waste management risks, parking insufficient leading to highway safety issues, and good management unenforceable by condition. The appeal was dismissed on 15 May 2006.
Precedent Value
Appeals for small-scale animal boarding in residential areas fail without robust evidence addressing amenity/noise and highway impacts specific to constrained sites. Future applicants must provide detailed technical evidence on noise attenuation, waste management, and realistic traffic assessments rather than management promises.
