16 August 2018 · Delegated - Principal Planner (Chris Balmer)
Former Peel Gasworks Office, Mill Road, Peel, Isle Of Man, IM5 1ta
The site is the footprint of a former gasworks office building adjacent to Mill Road in Peel, opposite the House of Manannan, within a predominantly industrial area. The proposal involves demolishing the existing brick and slate two-storey structure and rebuilding a new office slightly larger (0.2m longer, 0.7m wider, …
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The officer noted the new building is not an exact replica but the existing structure is not protected or of significant interest warranting preservation.
General Policy 2
Requires development to respect site and surroundings in scale, form, design; not adversely affect character, amenity, highways, flooding, or contamination. Officer assessed the slight size increase and modern materials as acceptable given retention of streetscene character via sandstone wall and building mass abutting highway, with flood and contamination mitigations ensuring compliance.
Environment Policy 36
Permits development outside but close to Conservation Areas only if no detrimental effect on important views. Site outwith Peel Conservation Area but visible from it down Mill Road; officer confirmed proposal preserves character without adverse view impact.
Environment Policy 26
Prohibits development on contaminated land unless no unacceptable risk demonstrated. Former coal gas site has minor contamination; full survey confirmed mitigations like gas-tight membranes already implemented nearby and to be applied here via Building Control.
Environment Policy 10
Requires flood risk assessment and mitigation on flood-prone sites. Site in 1-in-200 year tidal flood zone; amended plans with raised floor and resistance measures addressed Manx Utilities' concerns, making it acceptable despite floor 300mm below ideal.
Environment Policy 13
Prohibits development causing unacceptable flood risk. Amendments improve resilience over flood-prone existing building, satisfying policy after consultee acceptance.
Business Policy 1
Encourages employment growth if according with policies. Office replacement ancillary to approved industrial site deemed appropriate.
Business Policy 7
Prefers new offices in centres or business parks; exceptions for historic buildings. Building has prior office approval under 14/00930/B in industrial zone, so replacement acceptable exceptionally.
Business Policy 8
New offices must respect scale/character of nearby buildings and provide parking. Slight increase respects adjoining scale; parking outside site but retained per prior approval.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
no objection; changes from existing are slight with no significant impacts on pedestrian or vehicular access
no objection
no longer a licensed dangerous goods site; notes possible residual contamination from coal gas but no objection
Multiple consultees including Highways, Manx Utilities, DEFA HSWI, and Peel Town Commissioners responded with no objections or conditional no objections, primarily addressing highway access, flood risk, and noting no major hazard concerns.
Key concern: possible contamination issues from previous coal gas works
DEFA Environment, Safety and Health Division
No CommentThis site is no longer a licensed dangerous goods and as such does not require our comment.; there may be some contamination issues, I'm not sure if the area has been cleaned.
Department of Infrastructure Highways
Conditional No ObjectionHighway Services does not oppose this application subject to the same planning conditions as detailed in the officer report for the previous 14/00930/B planning approval; Recommendation: DNOC
Conditions requested: same planning conditions as detailed in the officer report for the previous 14/00930/B planning approval, in relation to the relocation of street furniture, car parking and the access construction to be controlled by the traffic signals on Mill Road.; A Section 109 Highway Agreement is required for the changes to the vehicular crossings to include the provision of traffic signal control for the revised northern access.
Manx Utilities
Conditional No Objectionfinished floor level should be above 4.88mADO2 (4.58m + 300mm) as a minimum.; current Peel mADO2 level for extreme tidal events is 4.58.
Conditions requested: floor levels be raised above the 1 in 200 year plus climate change level, with an additional 300mm of freeboard for commercial properties; Flood Risk Statement be submitted for our approval, confirming the finished floor level and detailing any flood resilient measures; all electric points are located above the predicted floor levels; non-return valves are installed on any foul or surface water drains; how flood warnings will be managed for the eventual occupants
Peel Town Commissioners
No ObjectionThe Peel Town Commissioners considered the following planning applications at their Committee meeting and they do not object to the proposals
Manx Utilities
No ObjectionManx Utilities have assessed the proposals and do find this acceptable.
Peel Town Commissioners
No ObjectionThe Peel Town Commissioners considered the following planning applications at their Committee meeting and they do not object to the proposals contained within these applications
Department of Infrastructure Highways
Conditional No ObjectionDo not oppose with condition/comment; DNOC on 1-3-18
