22 July 2019 · Delegated - Head of Development Management (Stephen Butler)
Peel Group Practice, Albany Road, Peel, Isle Of Man, IM5 1hu
The site comprises the curtilage of Peel GP Surgery/Medical Centre and 1-4 Westlands sheltered housing units in Peel, separated by a grass strip and fence. The proposal extends the medical centre eastward with a hipped roof addition between the existing building and a lower boundary with Westlands car park, adds a new …
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The principle of additional floorspace and parking for the surgery is acceptable within the Predominantly Residential and Corrin Memorial Home designations, addressing local concerns about medical cap…
General Policy 2
Permits development in accordance with zoning if it respects site/surroundings in siting/layout/scale/design/landscaping, does not harm character/amenity/road safety, provides safe access/parking, and incorporates landscape features like trees. Officer assessed proposal compliant as medical/parking fits residential area, impacts mitigated by distances/conditions.
Community Policy 6
Presumes in favour of health care extensions if no over-concentration, no unacceptable effect on residential amenity/character/highways/accessibility. No over-concentration found; accessible near town/bus; amenity/highway impacts acceptable with conditions.
Transport Policy 7
Requires parking per Appendix 7 standards (3 spaces/consulting room + staff). Surveys justified 3.15 ratio; 45 usable spaces reasonable; tandem for staff ok.
Housing Policy 18
Opposes loss of habitable housing unless replacement proposed. Loss of 4 sheltered units noted but given low weight as demolition permitted without approval; care home redevelopment precedent.
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.
Landscaping scheme
Prior to the commencement of the car park construction, the applicant must have had approved by the Department details of all new planting proposed to mitigate the loss of those trees and landscape features to be lost as part of the approved works and the development must be undertaken in accordance with these details. These details must include species, size, their number and position together with provisions for how they will be planted, and details of root barriers and watering systems where trees will be planted under proposed hard surfaces. In particular the new car parking area in place of the sheltered bungalows shall be contained within a planted boundary details of which must be approved and the development undertaken in accordance with these details. Reason: to mitigate the impact of trees and vegetation to be lost and to provide an acceptable landscaped environment for the proposed new and existing facilities.
Car park surfacing and marking
Prior to the proposed development being brought into use, the proposed new car park must be hard surfaced and marked out as shown in the submitted drawings, with parking spaces 10-19 being allocated to staff only and other spaces being available as non-allocated spaces for use by staff or patients/visitors. Reason: to ensure that the parking spaces can be used safely and conveniently.
Car park barrier operation
The proposed car park barrier must be left open during the operational hours of the surgery. Reason: to ensure the free flow of vehicles along Westlands are not obstructed by vehicles waiting on the highway for the barrier to open.
Motorcycle and bicycle parking
Prior to the operation of the new surgery as proposed, there must be motorcycle and secure bicycle parking spaces provided within the overall, enlarged site, details of which must be approved by the Department and the development undertaken in accordance with these details. Reason: to ensure that all types of transportation are accommodated within the site and to promote sustainable transport.
Highway works details
Prior to the development hereby approved becoming operational, details of the following works must be approved by the Department and the development undertaken in accordance with these details: visibility for vehicles emerging from the site onto the public highway, traffic calming measures, vehicle swept path analysis, pedestrian routing from the car park to the surgery, any proposed site changes from the plans hereby approved and the timing of the undertaking of these works. Reason: in the interests of highway safety.
fully support the application
reasonable given location; tandem parking acceptable for staff; conditions required for safety
Highway Services provided detailed comments on parking provision and access, recommending no objection subject to six specific conditions later amended. Arboricultural Officer, DEFA Biodiversity, and Peel Town Commissioners raised tree/hedge concerns but did not object, while neighbouring bodies expressed support or privacy/bat concerns.
Key concern: parking demand, access swept paths, and visibility splays (Highway Services)
Department of Infrastructure Highway Services
Conditional No ObjectionHighway Services does not oppose the application subject to the following conditions; Recommendation: DNOC; Highway Services will only agree to the removal of conditions 3, 4 and 5 if an alternative condition is included for the detailed design work to be submitted to and agreed in writing by Planning prior to the commencement of any works
Conditions requested: The new car park is to be marked out and suitably hard surfaced prior to the development being brought into use with new car park space nos. 10 to 19 to be allocated to staff only with all other spaces non-allocated for use by both staff and patients/visitors.; The new car park sliding gate barrier must be left open during the full site operating hours.; Swept path analysis of a large car over 5m in length is to be provided on a scale site plan to demonstrate that a car can turn right into the site and pass a car turning left out of the site to accommodate two-way traffic at the proposed site access junction which must be widened and possibly the carriageway narrowing opposite modified to suit.; Highway visibility splays of 2.4m x 43m are to be provided on a scale site plan with nothing above 1m in height within the splay areas which are to be permanently maintained as such thereafter.; A continuous hard surfaced pedestrian route between the new car park and the medical centre is to be provided on a scale site plan with dropped kerbs and tactile paving as necessary.; Cycle and motorcycle parking is to be provided on the site and shown on a scale site plan with details of the type of cycle parking proposed which must be secure and at least some spaces covered for long-stay staff use. The cycle and motorcycle parking must be installed prior to the occupation of the development.
Department of Infrastructure Highway Services
Conditional No ObjectionHighway Services will only agree to the removal of conditions 3, 4 and 5 if an alternative condition is included
Conditions requested: detailed design work to be submitted to and agreed in writing by Planning prior to the commencement of any works for the development. The highway works need to include highway visibility, traffic calming, vehicle swept path analysis, pedestrian routing and possible site access layout changes.
Arboricultural Officer
No Objectionall of the trees that marked for removal are ‘Category C’ trees; I recommend that these trees are removed to facilitate replanting along this boundary once the construction is complete; A protection plan will be required showing how this tree will be protected during construction
Conditions requested: protection plan required showing how the mature whitebeam will be protected during construction; sufficient details will need to be submitted to provide any confidence in the outcome of replanting; design of the parking area is amended here so that the nearest parking spaces are retained as turf
DEFA Biodiversity
Conditional No ObjectionThe Department works on a no net loss for biodiversity policy; Hedge banks are an important part of the Manx countryside
Conditions requested: no work is undertaken on the bank between the dates of 31st March - 31st August, as per the Manx Hedge Management - Code of Best Practise; further trees or a new hedge could be planted to mitigate for the loss of these habitats
Peel Town Commissioners
No ObjectionThe Board of Peel Town Commissioners do not oppose the proposals contained within this application
