8 August 2017 · Planning Committee
Showroom, East Quay, Peel, Isle Of Man, IM5 1ar
The site at the junction of St. Peter's Lane and East Quay in Peel's Conservation Area currently holds an unsightly two-storey commercial garage, workshop, and open areas, described as in poor repair.
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The officer acknowledged the five-storey height would impact the outlook and light to adjacent Net Loft apartments, particularly lower units' bedrooms, kitchens, and bathrooms facing the site, due to …
Environment Policy 35
Requires development in Conservation Areas to preserve or enhance character/appearance. Officer assessed proposal as enhancing by replacing unsightly garage with modern design akin to Net Loft, maintaining vertical emphasis per East Quay Design Guide despite height, in mixed-use zone.
General Policy 3
Permits development respecting siting, scale, form, design; not adversely affecting townscape, amenities, highways, parking. Officer balanced height/amenity impacts against Peel's historic narrow streets/varied heights, found parking relaxation justified for town centre, no highway objection.
Appendix 7
Requires 2 spaces per 2-bed apartment (12 total) but relaxable in town centres on brownfield sites near transport/amenities if no unacceptable on-street parking. Eight spaces provided; accepted due to surveys, public parking proximity, no highways objection despite shortfall.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Parking provision
None of the flats nor any of the restaurant space hereby approved may be occupied or operational until such times as the parking facilities shown in drawing 15/2474/08 have been provided and are available for users of the proposed development. Thereafter the spaces must remain available to users of the development hereby approved.
Archaeological survey
Prior to the commencement of any works on site, a geophysical survey must be undertaken for engineering and archaeological purposes to establish whether there are any archaeological features of interest within the site and this must be approved by the Department. If any are found then a method statement for dealing with them must be submitted to and approved by the Department and the development implemented in accordance with these approved details. Also, the rear part of the structure in sandstone forms the surviving elements of a warehouse of the kind characteristically found at the Peel Quayside although lower than the nearby Viking Longhouse and is at least 150 years old. These elements must be surveyed to preserve a record of the structure and the survey findings provided to the Department prior to the occupation of the new development.
no objection, will improve the area, subject to conditions on glazing, painting, height, operations, and design
no objection, justification for reduced parking acceptable, condition for parking prior to occupation
welcomes redevelopment of run-down site if sympathetic to neighbours
Manx National Heritage raised archaeological and heritage concerns recommending surveys; Peel Town Commissioners consistently opposed due to building height exceeding Peel East Quay Design Guide and insufficient parking; Highways Division ultimately had no objection subject to a parking condition; Peel Heritage Trust queried parking and lane usage.
Key concern: building height exceeding Peel East Quay Design Guide limits of 2/3 storeys
Manx National Heritage
Conditional No ObjectionIt is therefore probable that care will be required over the design of foundations, and we would recommend that geophysical survey is undertaken for both engineering and archaeological purposes.; It is recommended that these elements should be the subject of a photographic and measured survey in order to preserve a record of the structure prior to demolition.; We are disappointed to see that no references to the characteristic local materials are retained in the proposed designs for the replacement structure.
Conditions requested: geophysical survey undertaken for both engineering and archaeological purposes; photographic and measured survey of existing rear structure prior to demolition
Peel Town Commissioners
ObjectionThe Isle of Man Strategic Plan only permits a relaxation in parking standard if it can be demonstrated a reduced level of parking will not result in unacceptable on street parking in the locality.; Should a deferment for the provision of this important additional information not be granted the Commissioners will oppose this application at this time.
Conditions requested: deferment to assess information on Design Guide status, parking survey, and additional land use
Peel Town Commissioners
ObjectionThey oppose this application for the following reasons; should not exceed 3 storeys in height; Without this car parking capacity information it has not been demonstrated on street parking will not occur and a relaxation cannot be granted.
Peel Town Commissioners
ObjectionThey continue to oppose this application for the following reasons which were originally cited within the Commissioners email date 21 October 2016
Department of Infrastructure (DOI) - Highways Division
Conditional No ObjectionHighway Services does not oppose this application subject a condition requiring that the car parking is provided prior to the occupation of the apartments.; The justification for a reduction in the car parking standard of 12 spaces is acceptable.
Conditions requested: car parking provided prior to the occupation of the apartments
Department of Infrastructure (DOI) - Highways Division
No CommentHighway Services are currently investigating the status of the lane and request that the application is deferred
Peel Heritage Trust
ObjectionAccording to the plans it looks as though the apartments would cover Keown's Lane which is a public road.; Peel Heritage Trust also have concerns over how many parking spaces will be allocated within the build as there is a lack of parking facilities in that area.
The original application by Peel Properties Ltd for a 5-storey mixed-use development was approved by the Department despite third-party objections. Peel Town Commissioners and Mrs A E Husband appealed, arguing the scale would harm the Peel Conservation Area, obstruct views, cause amenity issues, and provide inadequate parking. The applicants and planning authority defended the scheme as enhancing the Conservation Area, matching nearby 5-storey buildings, and justifying reduced parking in a town centre location. The inspector found the development would enhance the townscape, accepted parking relaxation criteria, and acknowledged minor amenity impacts but recommended mitigating conditions. Appeals were dismissed on 6 December 2017, upholding approval with original and additional conditions.
Precedent Value
Demonstrates Design Guides can be overridden by subsequent permissions establishing new context; town centre parking relaxations apply even with on-street pressures if policy criteria met; minor amenity impacts acceptable in dense historic areas with conditions.
Inspector: Michael Hurley
