25 February 2022 · Planning Committee
Keilthustag Lodge, Smeale, Ramsey, Isle Of Man, IM7 3eb
The application proposed using part of the gardens at Kielthusthag Lodge, a residential property in a rural area near Ramsey, as a wedding venue for 6-12 events per year, each from 2pm to midnight with 30-120 guests, involving temporary marquees and portaloo toilets but no permanent structures.
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Although the proposal is not in accordance with policies in relation to land use or the pattern of development as the site is in an unzoned countryside location outside settlements, it was approved du…
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs developments to existing towns and villages per Settlement Hierarchy. The site is outside settlements in countryside, so proposal does not comply with spatial strategy.
Spatial Policy 5
Seeks to prevent countryside development except in exceptional circumstances, none of which apply here.
General Policy 3
Seeks to prevent development in the countryside other than in exceptional circumstances. Proposal departs from this.
Strategic Policy 4
Protects landscape quality and nature conservation, no unacceptable disturbance. ENV1/ENV2 make landscape most important in AHLV; concerns not sufficient for refusal due to low frequency and screening.
Environment Policy 1
Protects countryside and ecology. Wider environment impacts not sufficient to refuse given no built development and conditions.
Environment Policy 22
Protects amenity of nearby properties from noise/light pollution. Conditions mitigate potential harm.
General Policy 2
General development control criteria including respect for surroundings, no adverse amenity/landscape/ecology/highway impacts. Applied despite zoning departure; conditions address key criteria.
Business Policy 1
Promotes growth of employment opportunities. Supports approval as it provides wedding venue aiding local businesses.
Time limit
The use hereby permitted shall cease by the 01.04.2025. Reason: the development has been approved on a temporary basis to allow the impact on amenity and success of proposed mitigation measures to be gauged in light of events.
Prevent on-street parking
The measures to prevent on-street parking as set out in the approved details must be implemented in full at any time the wedding reception is in operation. Reason: in the interests of local amenity and highway safety.
No helicopters
No helicopters, associated with the wedding venue, shall be permitted to land on the site, or elsewhere within the property (land edged in blue on the approved site plan). Reason: in the interests of local amenity and the wellbeing of nearby livestock.
Event frequency limit
No more than 8 wedding reception events shall take place in any one calendar year, and no more than 1 event shall take place in any 3 week period. Reason: in the interest of local amenity and wider ecology.
Marquee/toilet duration
Marquees and temporary toilets may not be in place more than 3 days prior to and 3 days after an event. Reason: in the interest of local amenity and wider landscape.
Lighting approval
No lighting, associated with the use as wedding venue, shall be installed at the site unless in accordance with details which have first been approved in writing by the Department. Reason: in the interest of local amenity, wider landscape and ecology.
Event finishing time
Each wedding event shall cease by midnight and no guests shall be permitted to remain on the property for more than 30 minutes following the event ceasing. Reason: in the interest of local amenity.
Raises no opposition given intention for six weddings per year with guests bussed to site, provided restricted by condition
Multiple neighbouring residents and Andreas Parish Commissioners object to the wedding venue proposal due to noise, parking, road safety, and wildlife disturbance concerns; DOI Highways initially requests more information but later raises no objection subject to conditions limiting to six weddings per year with bussed guests.
Key concern: Noise disturbance to residents, livestock, and nearby Ayres National Nature Reserve/Northern Wildlife Sanctuary
Smeale Beg
Objectionthe presence of significant noise and inevitable late night disturbances seem at odds with the very real and obvious reasons the sanctuary was created; traffic and especially motor bikes, see the road after the bends as an opportunity to open up. The speeds of vehicles passing through can be horrendous
Mull House
ObjectionThis is clearly too late and would infringe on neighbours who may well be sleeping by that time; vehicles are driven quite fast along the Coast (Smeale) Road, especially on the straight section
Mull House
Objectionit will be a condition of rental that all guests arrive by taxi or minibus, but only minibuses are mentioned; We are not convinced, based on the amendment submitted, that noise late at night would necessarily be controlled
Croit Ny Bane Farm
ObjectionCattle will spook very easily in close proximity to anything noisy and unusual making it very dangerous; this potentially means every weekend of the summer
Croit Ny Bane Farm
ObjectionOur original objection remains unchanged to this planning application
Andreas Parish Commissioners
Objectionresidents will live there by choice for the peace and quiet. The noise and associated disruption for wedding parties will be totally unsuitable for the area; the Ayres National Nature Reserve, a protected site for wildlife is in very close proximity
Andreas Parish Commissioners
No Commentit is probable that Andreas Parish Commissioners will submit a comment on this. However the next meeting... is not scheduled until Tuesday 11th January
West Keilthustag Farm
Objectionthe degree of activity that would be created directly or indirectly would be a considerable infringement on our life style; Will the drainage facilities of any extra toilets be adequate to prevent any pollution
DOI Highways
Conditional No ObjectionThere is insufficient information provided to demonstrate that the proposed development will not be prejudicial to... road safety or the functioning of the highway contrary to IOM Strategic Plan General Policy 2 (h) and (i); an arrival and departure movement profile is necessary
DOI Highways
Conditional No ObjectionGiven that the intention is for six weddings per year with guests bussed to site and on proviso that this can be restricted by condition to such, HDC raises no opposition
Conditions requested: Restricted by condition to six weddings per year with guests bussed to site
