29 November 2023 · Planning Committee
West Mount, Rheast Lane, Peel, Isle Of Man, IM5 1be
The site is a garage/outbuilding in the curtilage of No.2 Rheast Lane, Peel, within a predominantly residential area near the town centre and adjacent to a Conservation Area. The proposal involved complete demolition and replacement with a modern two-apartment building (6.63m x 12.83m x 7.79m high) featuring Manx stone…
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The Planning Committee, contrary to the officer's recommendation to approve, refused the application primarily because the ground floor one-bedroom apartment lacks a suitable pleasant clear outlook fr…
Strategic Policy 1
Requires development to make best use of previously developed land, redundant and underused buildings. The officer found the site suitable as it involves redeveloping an existing garage/outbuilding in a residential area.
Strategic Policy 2 - Priority for new development to identified towns and villages
Focuses new development in existing settlements. Site in Peel (service centre) complies with presumption in favour of residential development in predominantly residential zoning.
Strategic Policy 4
Proposals must protect or enhance the setting of Conservation Areas. High quality materials conditioned to ensure no detrimental effect adjacent to Conservation Area.
Spatial Policy 5
New development should make positive contribution to environment. Officer found design adds interest to diverse streetscene but Committee disagreed on overdevelopment.
General Policy 2
Sets development control considerations including visual amenities (b) and highway safety/parking (h). Officer deemed compliant but Committee found failure on overdevelopment (b) and impractical parking (h).
Environment Policy 36
Development close to Conservation Area must not detrimentally affect it. Proposal's materials and design ensure no significant impact on views into/out of adjacent area.
Environment Policy 42
New development should take into account character and identity of area. Diverse local building set allows modern design with high quality materials to add interest.
Housing Policy 17
Sets criteria for conversions to flats including amenity space, outlook, and parking. Officer found internal space adequate but marginal outlook/outdoor space acceptable in town centre context; Committee ruled substandard for ground floor unit.
Transport Policy 7
Sets parking standards per Appendix 7. Town centre location reduces requirement; shared garage conditioned but Committee found impractical for two units.
The proposal does not give rise to significant road safety or network functionality issues, but does raise issues on practicality of two separate units using the proposed garage space. Whilst unusual it can be seen as analogous to communal undercroft/ underground parking albeit on a much smaller scale. Accordingly, HDC continues to raise no opposition.
they do not consider the proposal to have a negative impact upon the streetscene.
whilst they do not object to the proposal, there should be more provision for parking.
Highways Development Control raised no opposition to the proposal in highway terms across multiple responses. DEFA Registered Buildings Officer had no objection from a building conservation perspective. Peel Town Commissioners deferred decision due to concerns over over-intensive use, lack of amenity/storage space, and inadequate parking.
Key concern: over intensive use of the existing garage footprint, no amenity/storage space, inadequate parking
Highways Development Control
No ObjectionThe proposal is acceptable in highway terms.; Recommendation: DNO.; DNO - Do not oppose
Highways Development Control
No ObjectionThe revised layout would remain acceptable in highway terms.; Highways Development Control would agree to a relaxation for this proposal to one space per unit.; Accordingly, HDC continues to raise no opposition.; Recommendation: DNO.; DNO - Do not oppose
Conditions requested: Bicycles are to be stored in the garage area too with four wall mounted racks proposed... of a wall bar type and not placed to high to avoid the need to lift a bike.
Peel Town Commissioners
No CommentThe Commissioners wish to defer a decision on this application to give the applicant the opportunity to provide further information.; The Commissioners noted the applicant owns additional land and garaging neighbouring the development proposal which may be used as part of this development.
DEFA Assistant Registered Buildings Officer
No Objectionwe do not consider that it would have a negative impact on the setting of the conservation area; We therefore would not object to the proposals from a building conservation point of view.
The original application for a replacement building providing a one-bedroom ground floor apartment, three-bedroom first floor apartment and two-car garage was recommended for approval by the planning officer but refused by the Planning Committee due to poor outlook and amenity for the ground floor apartment, inadequate parking, and overdevelopment. The appellant argued the site is brownfield, parking complies with standards given town centre location, and outlook/amenity is acceptable in context. The inspector, following site visit and inquiry, found no harm to character/appearance, acceptable living conditions per HP17 due to garden space and daylight/sunlight, and sufficient parking with flexibility for town centre redevelopment sites. All refusal reasons addressed positively; appeal allowed subject to conditions.
Precedent Value
Demonstrates inspectors apply policy flexibility for town centre brownfield sites, prioritising daylight/outlook over perfection; officer reports carry weight against committee refusals; public inquiries effective for overturning on amenity/parking where evidence shows compliance.
Inspector: R J Perrins
