3 October 2022 · Planning Committee
Kennaa Farm Stables, Kennaa Road, St Johns, Isle Of Man, IM4 3lw
The proposal involves demolishing an existing equestrian building (441sqm footprint) and replacing it with a larger veterinary practice (515sqm, 28.2m x 18.2m x 4.6m high) featuring consultation rooms, equine clinic, surgical theatres, and other facilities for small and large animals.
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The proposal was approved as it met exceptional circumstances for countryside development due to demonstrated equestrian and veterinary need, with no equestrian clinic/rehabilitation centre on the isl…
General Policy 3
Directs development to settlements but allows exceptions for essential rural needs like equestrian; officer found veterinary practice supports equestrian operations at established centre, according with GP3(h) despite not being wholly equestrian.
Environment Policy 1
Presumption against countryside development; exceptionally approved due to veterinary/equestrian need and minimal harm.
Environment Policy 19
Equestrian developments accepted if no amenity loss, no Class 1/2 land loss, highways ok; site is Class 3 hardstanding, no agricultural loss, highways acceptable.
Environment Policy 20
Presumption against large equestrian in High Landscape Value unless exceptional; approved on veterinary need for island's horses/livestock and site integration.
Environment Policy 21
Buildings for animal care not detrimental to countryside character; design (metal panels, render), siting (screened), scale acceptable and functional for purpose, no cavity walls.
Environment Policy 14
No loss of Class 1-2 agricultural land unless overriding need; site Class 3 hardstanding, no loss.
Transport Policy 4
Highways must accommodate development safely; existing access adequate, no safety issues per DOI.
Transport Policy 7
Parking per standards; 22 spaces provided vs 17 required, with 2 disabled.
Environment Policy 2
Protect AHLV unless no harm or essential; no landscape harm due to screening, hardstanding site.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Removal if use ceases
The building hereby approved shall be removed and the ground restored to its former condition in the event that it is no longer used or required for the approved purpose.
Use limited to veterinary
The building may only be used for veterinary business on the site and as described in the application documents.
Site limited to red line
The new building, and only that part of the site defined within the red line boundary, may be used for the approved Veterinary business. No approval is hereby granted for the use of other buildings or sites within the broader site area (defined by the blue boundary) for the approved use.
Parking and turning areas
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans (Drawing No. 21/26/01 and 21/26/05). Such areas shall not be used for any purpose other than for access, parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Give way markings are to be added to the entrance of the proposal site in order to manage traffic movements. The parking spaces shall also be marked out within the parking area on site. Additional signage is to be provided to direct visitors and smaller vehicles to the dedicated parking area within the site.
Mobility impaired parking
Notwithstanding the submitted details, details of site layout to create two mobility impaired parking provisions (spaces) within the site shall be submitted to and approved in writing by the Department. The parking areas shall be provided to accord with the approved plan and permanently retained as such.
no objection subject to all access arrangements including visibility splays to accord to Drawing No. 21/26/01 and 21/26/05 and to increase the mobility impaired parking provision to two spaces
A facility that replaces 'off Island' treatment with local expertise is a massive step forward; no CT scan/MRI facility currently on the island; reduces treatment times and transportation risks; keeps revenue on the island
DOI Highways provided two consultation responses, initially requesting further information but ultimately raising no objection subject to conditions on visibility splays and mobility parking; numerous public representations included one objection on parking and access from a site tenant and several supports highlighting benefits for veterinary services.
Key concern: Insufficient parking provision per Isle of Man Strategic Plan standards for medical/health facilities
Department of Infrastructure Highways Development Control
Conditional No ObjectionThe planning application is not supported by sufficient highways information
Conditions requested: The Applicant / Developer will be required to install surface water drainage where necessary to ensure its containment within the site
Department of Infrastructure Highways Development Control
Conditional No ObjectionHighway Services Development Control raises no objection to the proposal subject to all access arrangements including visibility splays to accord to Drawing No. 21/26/01 and 21/26/05 and to increase the mobility impaired parking provision to two spaces; Recommendation: DNOC
Conditions requested: All access arrangements including visibility splays to accord to Drawing No. 21/26/01 and 21/26/05; Increase the mobility impaired parking provision to two spaces; Addition of lining on / adjacent to the highway will need further confirmation and permission of specific lining detail from Highway Services post planning consent
