28 April 2020
Knockaloe Farm, Patrick Village, Isle Of Man, IM5 3aj
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Highways objects due to substandard access visibility and traffic intensification from livery stables; Patrick Parish Commissioners raise concerns about additional heavy traffic from shell processing; a local resident objects over smells, lime damage, and spillages.
Key concern: substandard access visibility and traffic intensification from livery stables
Highway Services Division
ObjectionThe access is therefore unsuitable for any significant intensification of use.; This would result in a substantial increase in traffic using an access with substandard visibility and would not be acceptable on highway safety grounds.; Recommendation: 0
The Old School House
ObjectionWe are concerned about the smell emitting from the transporting of the shells through the village.; The lime produced from the shell crushing process will be borne on the wind, causing corrosive damage to vehicles/property in the village, and possible health problems.; We feel that if this planning permission is granted Patrick Village will suffer as a consequence.
Patrick Parish Commissioners
No CommentThe next meeting is on Monday November 11th 2019 and the matter will be considered in the light of any public comments received by members subsequent to the original comments being submitted.
Patrick Parish Commissioners
Conditional No ObjectionThe Commissioners have concerns about the impact on the village and of the road between Patrick and Peel in particular of additional heavy traffic occasioned, especially by the shell processing operation.; Accordingly, the Commissioners feel that a traffic impact statement showing expected traffic volumes, size (weight) and day and time of occasion should be required.
Conditions requested: traffic impact statement showing expected traffic volumes, size (weight) and day and time of occasion; Traffic Impact Statement to be read in conjunction with that for Glenfaba House
The original application (19/01082/C) sought change of use of barns to stables and scallop shell processing, but the shell processing was withdrawn. The planning officer assessed the site in an Area of High Landscape Value, citing Environment Policies 1 and 2 and Equestrian Policy 19, but the decision context implies refusal or call-in leading to appeal (DF19/0006). The inspector found the livery use appropriate in the rural location, with no adverse impacts on landscape, amenity, agricultural land, or highways. Highway objection was withdrawn, and withdrawn shell processing removed odour and traffic concerns. The Council of Ministers approved the change of use on 19 March 2020, subject to a standard time limit condition.
Precedent Value
This appeal demonstrates that change of use of existing rural agricultural buildings to livery stables is likely to succeed where no landscape harm, amenity impact, or high-quality land loss occurs, and highways are satisfied; withdrawing problematic elements can decisively strengthen the case.
