19 June 2023 · Delegated - Principal Planner (Jason Singleton)
Flat 1, Harbour Lights, Shore Road, Peel, Isle Of Man, IM5 1ah
The proposal involves constructing a single garage in the rear yard of Harbour Lights, a mixed-use property with a ground-floor café and upper-floor apartments, located in the Peel Conservation Area.
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The officer assessed whether the proposals would preserve or enhance the special character of the Peel Conservation Area and affect local residents' amenity.
General Policy 2
Requires development to respect site and surroundings in siting, scale, design; not adversely affect townscape character or local amenity. Officer found proposals comply as they preserve Conservation Area character and do not harm amenity due to screening and low visual impact.
Strategic Policy 4
Proposals must protect or enhance fabric and setting of Conservation Areas. Assessed as met since alterations to unremarkable boundary wall and modern balustrade preserve the area's character without adverse effect.
Environment Policy 35
Within Conservation Areas, only development preserving or enhancing character permitted, protecting special features. Garage door and wall raising do not impact special character; terrace screening ensures no amenity harm.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Impact on Conservation Area character a material consideration, including setting and views. Proposals' limited changes to rear yard boundary deemed not harmful to character or appearance.
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.
In principle accept the proposal based on the balance of benefits and negatives. No significant road safety or highway network efficiency issues. No objection subject to access arrangements per drawing and Section 109(A) Highway Agreement.
Highways Development Control raised no objection subject to conditions including a Section 109(A) Highway Agreement and access arrangements per drawing, noting visibility concerns but accepting due to low traffic; Highways Drainage required compliance with drainage standards to prevent highway runoff.
Key concern: visibility splay below minimum standards
Highways Development Control
Conditional No ObjectionIn principle Highway Service Development Control accept the proposal based on the balance of benefits and negatives.; The proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services Development Control rises no objection to the proposal subject to all access arrangements to accord to Drawing No. 1605.10.; Recommendation: DNOC
Conditions requested: all access arrangements to accord to Drawing No. 1605.10; Section 109(A) Highway Agreement to be made post planning consent; adequate provision of surface water drainage at the connection to prevent surface water discharge onto the highway; existing road drainage must either be retained or an effective alternative scheme provided at the Applicant’s / Developer’s expense
Highways Drainage
Conditional No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.; Recommendation: Please be aware off and demonstrate compliance with the clauses above.
Conditions requested: demonstrate compliance with Section 58 of the Highway Act 1986 and section 11.3.11 of the Manual for Manx Roads
Highways Development Control
No CommentHighways acknowledge the amendments made on 23/05, and have no further comment to add to those made 05/04/2023.
