13 July 2021 · Planning Committee
Ballakaighen Stud Farm, Whitebridge Road, Onchan, Isle Of Man, IM4 6ad
The proposal seeks to amend condition 4 of previous approval PA 18/00613/B for a multi-purpose leisure building at Ballakaighen Farm, changing event finish times from 22:00 (Sun-Thu) and midnight (Fri-Sat) to midnight (Sun-Thu) and 02:00 (Fri-Sat).
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The officer considered the impact on neighbouring residential amenity as the primary issue, given the site's planning history of imposing hours restrictions on leisure events since 2010 to safeguard a…
General Policy 2
Sets out development control considerations for proposals in accordance with land use zones or as departures. Officer applied its amenity protection principles to the variation despite the unzoned rural site, finding the extended hours acceptable given site distances and no evidence of harm.
Environment Policy 22
Protects environment and residents from pollution including noise. Assessed against proposed hours extension; officer concluded no unacceptable noise increase due to rural separation, solid building, and lack of complaints.
Environment Policy 23
Requires consideration of adverse impacts of changes to existing facilities on neighbours. Key policy for the variation; tested specific noise risk from later events, balanced against distance (137m), history, and consultee views confirming acceptability.
Time limit
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Revised operating hours
Events on Sundays to Thursdays inclusive shall finish by midnight. Events on Fridays or Saturdays shall finish by 02:00. Reason: To provide adequate safeguards for neighbouring residential amenity
no significant negative impact upon highway safety, network efficiency and or/parking
recommend Approval
No Flood Risk Management Interest
not aware of any noise issues from the neighbouring area, it is noted it is in a rural site. The Constabulary have no objection to this planning application
All consultees either had no objection, no interest, or recommended approval for the variation of condition to extend operating hours at Ballakaighen Farm, with IOM Police specifying no objection subject to event finishing times.
IOM Police Alcohol Licensing
Conditional No ObjectionThe Constabulary have no objection to this planning application, namely events Sunday to Thursday shall finish by midnight and events on Fridays or Saturday s shall finish by 02.00hrs.; The site itself already lends itself to a large parking area and it is not anticipated that there would be an increase issue with traffic management.; The Constabulary are not aware of any noise issues from the neighbouring area, it is noted it is in a rural site.
Conditions requested: events Sunday to Thursday shall finish by midnight and events on Fridays or Saturdays shall finish by 02.00hrs
Department of Infrastructure Highways Division
No ObjectionAfter reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking.; The Applicant is advised that a licence may be necessary for the positioning of equipment and materials in the highway subject to any amenity issues being addressed.
Onchan District Commissioners
SupportThe Commissioners would recommend that the application be APPROVED for planning purposes only.
Onchan District Commissioners
No CommentThe Commissioners request that the above application be DEFERRED until further written notification on the grounds that: 'To be considered at the next meeting of the Commissioners on 1st June 2021'.
Department of Infrastructure Flood Risk Management Division
No ObjectionNFRMI; No Flood Risk Management interest
