14 February 2024 · Planning Committee
Greenhill, Jurby Road, Andreas, Isle Of Man, IM7 2ej
The proposal seeks to regularise the existing use of a former stables and paddock as an animal sanctuary for rescued animals like dogs and sheep, including a container for staff welfare/office, hardstanding, drainage and septic tank.
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The officer reasoned that while animal sanctuaries are not agriculture, rescuing and keeping stray/distressed animals is 'very similar to agriculture' and acceptable in open countryside, which the use…
Strategic Policy 10
Location of development; transport network. Existing access and low traffic satisfied highways.
Spatial Policy 5
Development in countryside only in exceptional cases per GP3. Sanctuary use met GP3 exceptions as appropriate rural activity.
General Policy 3
Exceptions to development in countryside. Keeping animals (dogs/sheep) deemed appropriate countryside activity, controlled by conditions.
Environment Policy 1
Protection of open countryside. Limited visual impact from screening, low scale justified approval.
Environment Policy 21
Design of buildings for stabling/shelter/care of animals. Existing stables appropriate; container conditioned for scale/siting near buildings.
Environmental Policy 22
Prevention of pollution and quality of life inc noise. Max 10 dogs condition protects neighbours from barking; septic tank adequate.
Container use limited to welfare/office
The container located on the site shall only be used for staff welfare facilities and office space associated with the animal sanctuary hereby permitted and for no other purpose(s) including no residential occupation. Reason: In order to regulate and control development on the site, as the site lies in the open countryside.
No public access
The site shall not be open to the general public. Reason: In order to regulate and control development on the site, as the site lies in the open countryside.
Retain parking/turning areas
The yard and turning area as shown on two parking areas shown on drawing Yard and Field Plan dated 25 April 2023 shall be retained, kept clear and made available for use in association with the animal sanctuary hereby permitted at all times. Reason: In the interest of highway safety and the free flow of traffic.
Maximum 10 dogs
There shall be no more than 10 dogs accommodated on site at any one time. Reason: In the absence of a noise assessment it is considered to specify a max 10 dogs would strike the right balance between the operations of the sanctuary and would be reasonable to protect the living conditions of neighbouring residents.
Cease use and remove structures if sanctuary leaves
If Greenhills Sanctuary leave the site the use of the site as a dog rescue and animal sanctuary shall cease and all structures on the site, including the container, shall be removed within three months of Greenhills Sanctuary leaving the site. Reason: The application site is located in the open countryside with the proposal representing exceptional development in the countryside.
no objection... proposal as indicated now overcomes the outstanding highway related concerns... A restrictive planning condition may be appropriate
Multiple responses include objections from Andreas Parish Commissioners and neighbouring residents regarding precedent, residential use of containers, noise from dogs, visual impact, and highway concerns; DOI Highways initially raised concerns but later issued no objection after additional information.
Key concern: sets precedent for rural developments and difficulty enforcing non-residential use condition
Andreas Parish Commissioners
ObjectionAndreas Parish Commissioners are extremely disappointed that this application has been approved by Planning albeit with conditions as they feel this approval can easily be abused.; to permit this installation (retrospectively) would set a precedent for other rural and/or agricultural buildings within the Parish.
Andreas Parish Commissioners
ObjectionAndreas Parish Commissioners are extremely disappointed that this application has been brought to their attention at this late stage; would oppose this application
DOI Highways
No Objectionthe proposal as indicated now overcomes the outstanding highway related concerns for no objection to be raised; Highway Drainage may comment further on the surface water drainage
Conditions requested: A restrictive planning condition may be appropriate to apply to contain activities to current levels
DOI Highways
Conditional No Objectionrequires: i. A plan showing the access, parking and turning arrangements. Parking needs to be contained within the site. ii. Quantification of the number of vehicle movements
Highways Drainage
No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986
DOI Highways
No CommentAs submitted, there is insufficient information to assess the highway and transport implications of this proposal.
