18 April 2007 · Planning Committee
Robin Hill Farm, Cronk-Y-Dhooney, Ballakilpheric, Colby, Isle Of Man, IM9 4bs
The proposal involves constructing a single-storey cattery building measuring 18m long, 7.2m wide at its widest, and 3.5m high, accommodating 14 cat units with runs, food preparation area, store, and reception.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The Planning Committee approved as the cattery generates less noise than the previously refused kennel facility (PA 06/00765/B refused solely for noise, despite officer concerns on traffic), with no a…
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings and cattery use
This permission relates to the erection of a building for the purposes of operation as a commercial boarding cattery as shown in drawings reference PDC 23012007, -1,- A, -B, -C, -D, the section and location plans all received on 12th February, 2007.
Surface water drainage
There must be no discharge of surface water to the main foul sewer.
Public sewer protection
Public sewerage crosses the site. The line of the sewer must be identified prior to the commencement of works on site and the sewer fully protected during and after construction work.
Materials
The external cladding - roof and walls - must be finished in dark green or dark brown.
No objection subject to drainage conditions
Applicant to consult on fire safety; no planning objection
No objection to cattery but prefer relocated position and condition against kennel conversion
Multiple neighbouring residents object to the cattery due to traffic safety concerns on narrow rural lanes and potential future change to kennels; Rushen Parish Commissioners have no objection but request conditions restricting future use as kennels; Department of Transport Highways Division raised highway concerns for the related kennels application.
Key concern: inadequate highway visibility and narrow access roads unsuitable for additional traffic
Rushen Parish Commissioners
Conditional No ObjectionWhilst they have no objection to a Cattery being built on Robin Hill Farm they would prefer to see it positioned on the other side of the field so that the three sheds would not be in a continuous run; The Commissioners would also like to see a Condition made that under no circumstances should the Cattery be turned into a Kennel facility at any time in the future
Conditions requested: under no circumstances should the Cattery be turned into a Kennel facility at any time in the future
Department of Transport Highways Division
ObjectionThe visibility from the second access onto Ballakilpheric Road is inadequate to provide the 2 metres by 18 metres stopping sight distance for vehicles travelling up to 20 miles per hour; The proposed second access road is narrow with passing places at 100 metre intervals. The additional traffic will result in reversing movements of up to 50 metres
The original application 07/00260/B for erection of a 14-unit cattery at Robin Hill Farm was permitted by the Planning Committee on 12 April 2007 despite prior refusal of a related dog kennels proposal solely on noise grounds. Appellants (local residents including Mr & Mrs Pollard, Mr & Mrs Bell, and others) argued the narrow lanes, poor visibility at junctions, inconsistent committee decisions, and potential traffic increases posed serious highway safety risks. The Planning Committee and applicants defended approval citing lower traffic than kennels, farm diversification needs, and no prior traffic refusal for kennels. The Inspector found the cattery appropriate in countryside but critically assessed unverified traffic data showing likely 8-28% increases on substandard roads and junctions, leading to a recommendation to refuse permission for highway safety reasons.
Precedent Value
This appeal sets precedent that substandard visibility and narrow accesses require verified low traffic data; untested projections insufficient for safety-critical cases. Future applicants must submit robust, sourced traffic assessments and evidence of need in rural locations.
Inspector: David Bushby BA (Hons) MCD MRTPI
