4 May 2022 · Delegated - Principal Planner Abigail Morgan
Keilthustag Lodge, Smeale, Ramsey, Isle Of Man, IM7 3eb
The proposal seeks a minor one-off variation to condition 4 of the prior approval (PA 21/01503/C) for use of the gardens at Kielthusthag Lodge as a wedding venue, specifically to permit two pre-booked weddings on 24 June 2023 and 8 July 2023, which are two weeks apart rather than the approved minimum of three weeks.
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The officer noted the previous detailed analysis of economic benefits (providing a new wedding venue supporting local businesses) and potential impacts on amenity, highways, landscape, and ecology fro…
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 in countryside not zoned for development, but prior approval accepted departure for exceptional economic benefits of wedding venue; this minor variation does not alter that assessment.
Spatial Policy 5
Seeks to prevent development in the countryside other than in exceptional circumstances. No exceptional circumstances newly apply, but variation relies on prior approval's balancing against amenity controls.
General Policy 3
Prevents countryside development except exceptionally; site treated as departure but permitted previously with conditions.
Strategic Policy 4
Protects landscape quality and nature conservation with no unacceptable disturbance. Conditions ensure control over ecology, lighting, and temporary structures in AHLV.
Environment Policy 1
Protects countryside and ecology; assessed acceptable via conditions limiting events, hours, and helicopters.
Environment Policy 2
In AHLV/Scenic Significance areas, landscape is most important consideration; temporary use with marquee limits deemed low impact.
Environment Policy 22
Protects amenity of nearby properties from noise/light pollution; addressed by event limits, midnight cessation, and no lighting without approval.
General Policy 2
General development control criteria including respecting surroundings, no adverse amenity/landscape/ecology/highway impacts. Proposal complies via conditions on parking, events, hours, and structures; minor variation does not tip balance.
Business Policy 1
Promotes employment growth; supports wedding venue as economic benefit.
Transport Policy 1
Requires location near public transport; highways no objection.
Transport Policy 7
Parking standards per Appendix 7; prior details and no highways objection.
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.
On-street parking prevention
The use hereby approved shall not commence until measures to prevent on-street parking (as set out in the approved details for PA21/01503/C) have been submitted to and approved in writing by the Department. 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 limits
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 other than the period 24/06/23 to 08/07/23 during which 2 weddings may take place. Reason: in the interest of local amenity and wider ecology.
Marquee and 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 cessation 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.
no significant negative impact upon highway safety, network functionality and /or parking
Highway Services HDC has no objection to application 22/00425/B, finding no significant negative impact on highway safety, network functionality or parking. A neighbouring resident objects due to concerns over noise from music and increased traffic late in the evenings.
Key concern: noise of music and increase in traffic noise late in the evenings
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.
Ballakesh Farm resident
ObjectionI object purely because of the noise of music and the increase in traffic noise late in the evenings.; Smeale and the Lhen Road are quiet areas and should be free from loud late evening music.
Kielthustag resident
No CommentI would be grateful if you could consider granting myself as Interested Party Status.; Our house is similar distance to the Wedding Venue to that of ‘Mull House’ & 'Smeale Beg’ whom have been granted Interested Party Status. We are also within 20m from the red-line boundary.
