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Application No.: 16/01222/B Applicant: ManxSPCA Proposal: Construction of a single storey building to provide introduction/chill room facilities for dogs (amendment to PA15/01185/B). Site Address: Ard Jerkyll East Foxdale Road Eairy Isle of Man IM4 3HL Case Officer : Miss S E Corlett Photo Taken: 21.11.2016 Site Visit: 21.11.2016 Expected Decision Level: Officer Delegation
Officer’s Report THE SITE
1.1 The site is the curtilage of the facilities of the Manx Society for the Prevention of Cruelty to Animals, situated on the northern side of the A24 between the Eairy and Foxdale village. The site as defined in the application also includes a field which is presently undeveloped, to the east of the existing buildings. The complex includes facilities for the treatment and accommodation of dogs and cats as well as other animals, as well as a small reception area and cafe and a car park adjacent to the road. THE PROPOSAL - 2.1 Proposed is an extension to an existing building which lies at the north of the group, closest to the Lhoobs Road, to provide a facility for dogs to recover and relax after having been seen by visitors and to acclimatise them better to a domestic environment prior to re-homing. Whilst attached to the building to the west there is no access between the two buildings and access to the two rooms are through two separate internal doors connected via a small lobby to the single front door on the southern elevation.
2.2 The extension will be finished to match the building to which it is attached, dashed render with Olive green profiled sheeting with plastic framed doors and windows. - 2.3 The building has a footprint of 8m by 4m and new fencing will be introduced around the relocated refuse bin store area - 2.4 An overhead high voltage electricity supply runs across the site as close as 9m from the existing building. - 2.5 The proposal differs from a recently approved proposal for a similar facility but detached from the adjacent building (PA 15/01185/B). This is not being pursued due to cost savings generated by placing the new facility alongside an existing building as is now proposed.
3.1 The site is within an area designated on the Area Plan for the South, as not designated for a particular purpose. However, the Society's facilities are well established and as recently as last year additional facilities were approved here (see Planning History). It is accepted that facilities such as
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these can cause disturbance through noise for neighbouring residents and as such it has long been accepted that a rural location such as this is acceptable.
3.2 There are no policies which provide for the development of facilities at this site but it is considered that additional facilities could be acceptable provided that there is no adverse environmental impact from them, which has been the test in the past. - 3.3 Energy Policy 2 states: "Land within 9m either side of an overhead High Tension power cable will be safeguarded from development." PLANNING HISTORY
4.1 As referred to earlier, development has been approved here very recently in a similar form - PA 15/01185/B. Prior to that, permission was granted for an indoor dog training and rehabitation facility (PA 12/01096/B). Importantly, PA 15/00389/B approved the relocation of the electricity line to avoid coming as far north as it did, thus avoiding conflict with any buildings proposed as they are currently. REPRESENTATIONS - 5.1 Malew Parish Commissioners indicate that they do not oppose the application (16.11.16).
5.2 Highway Services indicate that they do not oppose the application (22.11.16). - 5.3 Manx Utilities were contacted about the proximity of the building to the line shown in the drawings and indicated that the overhead line was diverted on 23.07.16 and as such had no objection to the application (08.11.16).
6.1 The proposal will have a very similar impact to that already approved under PA 15/01185/B and it would not be physically possible to construct both buildings. The electricity line has been relocated so no longer interferes with the proposed building and from all public viewpoints, including the Lhoobs Road to the north, the proposal would have an almost identical impact to what already has approval. The application is recommended for approval. PARTY STATUS - 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, and Government Circular 0046/13, the following persons are automatically interested persons:
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
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Recommendation Recommended Decision: Permitted Date of Recommendation: 28.11.2016 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions C 1. 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to drawings 01, 02 , 03 and TS-01A all received on 1st November, 2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 02.12.2016 Determining officer
Signed : C BALMER Chris Balmer Senior Planning Officer
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