3 March 2017 · Delegated - Senior Planning Officer (Sarah Corlett)
Shop, 14, Douglas Street, Peel, Isle Of Man, IM5 1ba
The proposal involves converting an existing three-storey end-terrace commercial building in Peel's town centre and Conservation Area from office use to ground floor retail (Class 1) with a two-bedroom flat above spanning the first and second floors.
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The principle of the proposal is acceptable in the town centre mixed-use area, with the return to ground floor retail welcomed for providing more vitality than offices through window displays and cust…
General Policy 2
Requires development to respect site surroundings in siting, scale, design; not adversely affect townscape character, local residents' amenity, provide satisfactory access/parking, and not impact road safety or adjoining land. Officer assessed the proposal as compliant given unchanged building, typical town centre separations, no access/traffic issues, and appropriate uses enhancing vitality.
Housing Policy 17
Permits conversions to flats in residential areas if providing space for drying/refuse/amenity/parking, pleasant outlook from principal rooms. Officer found the two-storey flat meets this with dual-aspect outlooks (front/rear/side), ample internal space, bin store, and town centre parking context acceptable without on-site requirement.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character, protecting special features. Officer judged the retail/residential mix more appropriate for town centre than offices, enhancing vitality without altering the building.
Transport Policy 7
Requires parking per Department standards (two spaces for dwelling, service space for retail). Officer noted standards but accepted no on-site parking due to town centre location, public car park adjacency, and Highway Services agreement that additional space not required.
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 access alterations
Notwithstanding the approved details, no alterations to the access to the parking area to the rear (southwest) of 14 Douglas Street, Peel are hereby approved. Reason: There is no particular need for additional parking space to be associated with this development and, while the physical works proposed are not objectionable, the widening of the access to provide an additional car parking space would reduce the amount of land that could be made available for public parking as well as worsening residents' access to the bin storage area.
Bin store prior to occupation
For the avoidance of doubt, the residential unit hereby approved shall not be occupied until the bin store shown on the approved drawing (date-stamped as having been received 26th January 2017) has been laid out as shown thereon. Reason: In order to provide adequate bin storage facilities as required by Housing Policy 17 of the Isle of Man Strategic Plan 2016.
Do not oppose this application
No objection subject to a condition preventing the loss of access to parking on their car park adjacent to the site
Peel Town Commissioners do not oppose the application subject to a condition preventing removal of existing parking in the adjacent car park; DOI Highways Division do not oppose the application.
Peel Town Commissioners
Conditional No ObjectionThe Peel Town Commissioners did not oppose the following planning applications 17/00087/B Change of use from office to retail on ground floor and a two bedroom apartment at 14 Douglas Street was not opposed subject to the imposition of a condition to prevent the removal of existing parking on the Commissioners Douglas Street Car Park through the widening of the access to the rear parking area.
Conditions requested: imposition of a condition to prevent the removal of existing parking on the Commissioners Douglas Street Car Park through the widening of the access to the rear parking area
Department of Infrastructure (DOI) Highways Division
No ObjectionHighway Services do not oppose this application.; There will be 3 car parking spaces at the rear of the building accessing Douglas Street via an existing car park; the proposed car parking spaces will not alter the existing car park arrangement or access.
