27 November 2023 · Delegated - Principal Planner (Jason Singleton)
Keilthustag Lodge, Smeale, Ramsey, Isle Of Man, IM7 3eb
The application seeks to vary conditions 1 and 4 of previous permission PA 21/01503/C, which allowed temporary use of gardens at Kielthusthag Lodge as a wedding venue with up to 8 events per year, no more than one every 3 weeks, ceasing by 01.04.2025.
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The officer noted the previous analysis from PA 21/01503/C Case Officer Report and Planning Committee minutes regarding economic benefits and potential impacts, deeming it still applicable.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs developments to existing towns and villages per Settlement Hierarchy. The site is in countryside not zoned for development, but prior approval established temporary use as acceptable despite policy tension.
Spatial Policy 5
Seeks to prevent countryside development except in exceptional circumstances, none of which apply here. Proposal approved as minor variation on prior temporary permission despite departure.
General Policy 3
Prevents countryside development other than exceptionally. Noted as relevant but prior analysis supported temporary use with controls.
Strategic Policy 4
Protects landscape quality and nature conservation from unacceptable disturbance. Site in AHLV; conditions ensure no adverse effects.
Environment Policy 1
Protects countryside and ecology. Controls limit events and operations to mitigate impacts.
Environment Policy 2
In AHLV, landscape most important consideration. Minor changes not considered to adversely affect.
General Policy 2
General development control criteria including respecting surroundings, amenity, highways, ecology. Proposal complies via conditions on events, hours, parking, lighting etc., with no unacceptable effects.
Business Policy 1
Promotes employment growth. Wedding venue provides economic benefits supporting local businesses.
Environment Policy 22
Protects amenity from noise/light pollution. Conditions control hours, lighting, guest dispersal.
Time limit
The use hereby permitted shall cease by the 01.04.2025 Reason: the development has been approved on a temporary basis to allow the impact on amenity and success of proposed mitigation measures to be gauged in light of events.
Prevent on-street parking
The measures to prevent on-street parking as set out in the approved details must be implemented in full at any time the wedding reception is in operation. Reason: in the interests of local amenity and highway safety.
No helicopters
No helicopters, associated with the wedding venue, shall be permitted to land on the site, or elsewhere within the property (land edged in blue on the approved site plan). Reason: in the interests of local amenity and the wellbeing of nearby livestock.
Event limits
No more than 8 wedding reception events shall take place in any one calendar year, and no more than 1 event shall take place in any 2 week period. Reason: in the interest of local amenity and wider ecology.
Marquees and toilets timeframe
Marquees and temporary toilets may not be in place more than 3 days prior to and 3 days after an event. Reason: in the interest of local amenity and wider landscape.
Lighting approval
No lighting, associated with the use as wedding venue, shall be installed at the site unless in accordance with details which have first been approved in writing by the Department Reason: in the interest of local amenity, wider landscape and ecology.
Event cessation time
Each wedding event shall cease by midnight and no guests shall be permitted to remain on the property for more than 30 minutes following the event ceasing. Reason: in the interest of local amenity.
no significant negative impact upon highway safety, network functionality and/or parking, providing there is not a significant increase in the number of wedding events
no objections
Highway Services HDC finds no significant negative highway impact providing no significant increase in wedding events; Andreas Parish Commissioners have no objections.
Highway Services HDC
Conditional No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking, providing there is not a significant increase in the number of wedding events.
Andreas Parish Commissioners
No ObjectionAndreas Parish Commissioners have considered this application and have no objections.
