22 January 2019 · Planning Committee
Works Depot Spit Corner, East Quay, Peel, Isle Of Man, IM5 1ah
The application sought permission to build a single-storey boathouse measuring 5.6m x 10.1m, with 3.5m eaves height and 4.3m ridge height, clad in Anthracite grey sheeting, at the south-eastern end of the Department of Infrastructure's Works Depot at Spit Corner, East Quay, Peel.
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The officer considered visual impact on the Conservation Area, living conditions of nearby residents, and highway safety/parking, finding the proposal acceptable overall.
Environment Policy 35
EP35 relates to preservation of fabric of historic interest and enhancement of non-contributing elements in Conservation Areas. The officer assessed the boathouse's simple form, dark Anthracite cladding, and partial screening as creating acceptable visual impact without harming character, conditioned to ensure this.
Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man
PPS1/01 covers conservation matters. Applied to ensure no detriment to Conservation Area character; officer found the functional design suitable for the depot's mixed historic/modern context, not detracting from older buildings.
Strategic Policy 4
Requires development to protect or enhance fabric and setting of Registered Buildings. The Harbourmaster's House (RB270) curtilage does not extend to the site; officer confirmed no impact on its setting due to location and screening.
Spatial Policy 5
Requires new development to make positive contribution to Island's environment. Officer found the proposal's simplicity and colouring appropriate to function and location, enhancing quayside utility without visual harm.
General Policy 2
Requires development not to adversely affect highway safety (including parking), character/appearance of area, or living conditions. Officer confirmed adequate parking post-amendments, no increase in activity, limited visibility to neighbours, and compatibility with mixed-use designation.
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.
Materials approval
The building must be clad in RAL7016 "Anthracite" coloured sheeting unless otherwise approved in writing by the Department and retained as such. Reason: To create an acceptable visual impact on the Conservation Area.
Wall and temporary buildings removal for parking
Prior to the use of the building hereby approved, the wall shown in the drawings to be removed, along with any temporary buildings alongside, must be cleared from the site and this area available for vehicle parking in association with the use of the site as a depot. Reason: To ensure that there is sufficient on-site parking to accommodate the proposed new building, its use and the resultant loss of parking space on the site.
Peel Town Commissioners objected to 18/01245/B due to the modern storage unit not being in keeping with the conservation area and being visually prominent. Highways recommended no objection despite concerns over parking for increased staff. DOI Public Estates confirmed sufficient parking for new occupiers.
Key concern: modern construction of the storage unit was not in keeping with the conservation area and visually prominent
Peel Town Commissioners
Objection18/01245/B and 18/01246/B Internal alterations including removal of a wall at the Department of Infrastructure Works Depot, Spit Corner, Peel because the modern construction of the storage unit was not in keeping with the conservation area and it will visually prominent to walkers on the busy Peel Hill walkways.
Highways
No ObjectionThe proposals would increase the number of staff based at the site by up to 12.; Although the application form states the existing level of parking ( 10 spaces) would be retained as at present, this has not been shown on the plans.; However, as the site is in a town centre location with public parking in the area Highways do not oppose the development.; Recommendation: DNO
DOI Public Estates
No ObjectionThe previous occupiers have moved out and the new occupiers team consists of a maximum of 6 staff at any one time; This means with the clearing of the yard and with the possible erection of a new boat building there is sufficient parking to accommodate the new occupiers within the depot
