16 April 2025 · Planning Committee
Rose Cottage, Barregarrow, Kirk Michael, Isle Of Man, IM6 1ax
The proposal involves converting a detached garage 4.5m from the main dwelling into kennels with internal modifications for reception, kitchenette, dog wash, four kennel bays, outdoor runs, and upstairs storage/staff areas, plus change of use of 4,495.5 sqm field for dog exercise.
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The garage conversion does not fully comply with Environment Policy 16 as it lacks historic, architectural or social interest, but was approved for rural economic diversification using a structurally …
Environment Policy 16
Requires conversion of rural buildings of historic, architectural or social interest. Garage is modern and does not meet this, but approved exceptionally for diversification using sound structure without major changes, balancing against GP3 aims.
General Policy 3
Exceptions to countryside development; para (h) supports uses interpreting countryside/wildlife. Field use acceptable as low-impact with no structures, enabling dog exercise akin to recreation, providing space for animal welfare.
Environment Policy 1
Protects countryside; conditions prevent curtilage expansion into field to avoid unauthorised development.
Environment Policy 2
Protects high landscape value; no adverse visual impact from screened garage alterations or field use (no structures, screened fencing).
General Policy 2
General development considerations; no harm to amenity, landscape, or highways with conditions.
Transport Policy 4
Highway safety; access/visibility/parking improvements enhance safety, supported by DOI.
Transport Policy 7
Parking standards; on-site provision sufficient despite garage loss.
Environment Policy 22
No unacceptable harm to amenity/environment; noise/waste mitigated by scale, hours, management plan.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Residential curtilage plan
A plan clearly distinguishing the residential curtilage and the associated field shall be submitted within one month of this approval. This boundary should reflect the details outlined in Condition 3 of PA 20/01494/B.
Field use restriction
The field may only be used as a dog exercising field, together with the existing agricultural use.
Personal permission tied to applicant
The business use hereby approved is only for the operation of the kennels and associated exercising of dogs and shall be carried out by Ms. Julia Vaneslow and/or staff employed by her, provided she remains resident at Rose Cottage. Upon cessation, use shall cease.
Exercise hours
The dogs shall only be allowed to exercise in the field between 0800 - 2100 hours.
Kennels limit
The number of kennels within the property shall be limited to four.
Access, parking and surfacing
The development hereby approved shall not be occupied or operated until the access, visibility splays, internal access road, and vehicle turning and parking areas, have been provided in accordance with the approved plans. First 6m of access from highway in bound/consolidated surface.
Southern access only, close northern
Access to the kennel facility and existing dwelling shall be from the southernmost access point only. Prior to use, close existing access closest to crossroads; within 6 months erect stone walling/fencing per drawing 302 Rev A.
No permanent structures
The approval does not in any way permit the creation of permanent dog care facilities on the site or the erection of structures on the site.
Waste management plan
A detailed waste management plan, including provisions for the disposal of dog waste, shall be submitted to and approved in writing by the Department. All waste shall be collected in designated receptacles and removed from the site regularly.
Lighting plan for bats
No external lighting unless sensitive low-level plan approved, per Bat Conservation Trust guidance.
No opposition if amendments conditioned before first use, including hard surfacing first 6m of access
DOI Highways initially raised visibility concerns but ultimately provided conditional no objection pending access improvements and surfacing conditions. Michael District Commissioners objected due to lack of zoning and poor sight lines on the A3.
Key concern: poor line of sight/car exit onto the A3 dangerous busy road
DOI Highways
Conditional No ObjectionIf the attached proposals are conditioned to be implemented before first use of the proposals, then HDC would not oppose the application.; the first 6m of access from the adopted highway should be conditioned to be hard surfaced with no loose material (bound and consolidated).; HDC would need to see the more accurate visibility splay (if trees have been removed) and some further trees cut/trimmed so that the visibility is increased; The Applicant should be attempting to provide at least 2.0m X 160m visibility splay in each direction.
Conditions requested: attached proposals to be implemented before first use of the proposals; first 6m of access from the adopted highway to be hard surfaced with no loose material (bound and consolidated); access design revised to extend dropped kerb/highway kerb for widened access
Michael District Commissioners
ObjectionMichael District Commissioners have asked me to write the following to you regarding this planning application which they are very concerned about.; Firstly, the land is not zoned as a business/employment area which this application essentially is.; Secondly the car exit onto the A3 has poor line of sight on a very dangerous, busy road.
