29 October 2024 · Planning Committee
Garage And Premises, Stanley Road, Peel, Isle Of Man, IM5 1ny
The site comprises the former Empire Garage showroom, workshop and other disused commercial buildings on Marine Parade, Peel, split by Gib Lane, within the town's Conservation Area. The proposal seeks consent for full demolition of these varied-age structures (some with historic sandstone elements) to facilitate compre…
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The officer concluded the demolition enables 'a highly efficient reuse of a brownfield site within an urban area, whilst being of an appropriate layout, scale and density to ensure that the general ch…
Strategic Policy 4
Requires development to protect/enhance setting of Registered Buildings, landscape quality, biodiversity, without unacceptable pollution. Assessed as compliant via high-quality reuse offsetting historic loss (with recording), no ecology harm (surveys/boxes), neutral Conservation Area impact.
Spatial Policy 5
Addresses design and visual impact. Proposals' innovative design (zinc roofs, render, glazing), scale matching terraces, and positive visual uplift from derelict garage justified compliance despite modern elements.
General Policy 2
General development considerations (e.g. character, amenities, highways). Balanced scale/density, no amenity harm, improved parking/highway safety via Gib Lane changes met tests; contrasted with prior refusals' failures.
Environment Policy 35
Development in Conservation Areas must preserve/enhance character. Current site's harm (unattractive buildings) replaced by high-standard dwellings; RBO neutral judgement, officers positive visual impact.
Environment Policy 42
Design to respect locality character/identity. Varied promenade context allows modern terrace (Marine Parade), traditional Stanley Road facades; sandstone nods to history.
Environment Policy 43
Development/regeneration of run-down urban areas. Brownfield garage reuse provides efficient residential intensification, visual/streetscene improvements.
Time limit
The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent. Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
Historic building recording
Development shall not commence, including any demolition works, until a programme of historic building recording of the existing buildings and structures on the site, together with the present site arrangement including the configuration of Gib Lane, has been undertaken and submitted to the Department for approval in writing. The programme of historic building recording must be undertaken in accordance with Level Two as set out in Understanding Historic Buildings: A guide to good recording practice. Reason: To ensure and safeguard the recording and inspection of matters of historical importance that will be lost in the course of works.
Materials approval - wall cladding/roof/windows/doors
No development shall commence, including any demolition works, until sample details of wall cladding, roof finishes, windows and external doors have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and be retained thereafter. Reason: In the interests of preserving the character and appearance of the Conservation Area and surrounding area.
Stonework panels approval
No development shall commence, including any demolition works, until panels of the facing stonework, including any copings or movement joints, have been erected on site (or an alternative location) and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and be retained thereafter. Reason: In the interests of preserving the character and appearance of the Conservation Area and surrounding area.
Redevelopment contract before demolition
Works of demolition shall not be carried out until a contract that allows for the carrying out of works of redevelopment has been made and planning permission has been granted for the redevelopment for which the contract provides. Reason: In order to prevent a gap site/sites in the Conservation Area, which would harm its character and appearance.
No objection subject to conditions. Overall impact neutral; aesthetic benefits of proposals offset limited harm from loss of historic fabric; requests historic recording of Gib Lane/site.
No objection subject to condition. Surveys satisfactory; requires swift nest boxes and bat boxes on new buildings (shown on drawings).
No objection following additional information.
Public representations strongly object to the development due to impacts on Peel Conservation Area character, overshadowing, privacy loss, parking/traffic issues, and flood risk; DEFA Biodiversity offers conditional no objection following surveys; Flood Risk Management indicates agreement with no formal objection stated.
Key concern: negative impact on Peel Conservation Area character and historic features
DEFA Ecosystem Policy Officer
Conditional No ObjectionThe Ecosystem Policy Team therefore request that a preliminary assessment for roosting bats and nesting birds is undertaken on the buildings prior to determination of the application.
Conditions requested: preliminary assessment for roosting bats and nesting birds prior to determination
DEFA Ecosystem Policy Officer
Conditional No ObjectionNo Objection subject to condition.; The Ecosystem Policy Team recommend that conditions for the following are secured on approval:
Conditions requested: Integrated swift nest boxes and bat bricks to be erected in the locations shown on the drawings; No external lighting to be installed unless a sensitive low level lighting plan... has been submitted to Planning and approved in writing
Flood Risk Management (Peter Dainton)
No ObjectionIt seems to include all of the necessary information for FRM to agree with.; I will send a revised Consultation to Planning.
Resident at 12 Stanley Road
ObjectionI absolutely object to the demolition and the proposed new buildings in their current form. They are not in keeping with our beautiful, historic conservation area.; It is over intensive and wholly inappropriate for Old Peel.
Resident at 12 Stanley Road
Objectionwe do not feel that this is an appropriate development for Peel.; This is not preserving or enhancing the special character of the area.
Resident at 21 Cleiy Rhennee
ObjectionThe proposed development on this site will not be in keeping with the ???Old Peel??? aspect of the majority of the promenade.; The height of the proposed buildings would surely have a detrimental impact on light and privacy
