29 October 2024 · Planning Committee
Former Car Showroom, Marine Parade, Peel, Isle Of Man, IM5 1pa
The proposal involves clearing a brownfield site in Peel's Conservation Area, previously occupied by a disused garage showroom, workshop, and garages, to build four modern terraced dwellings fronting Marine Parade and three more traditional dwellings along Stanley Road, all three storeys with ground-floor parking and n…
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 officer concluded the development represents a 'highly efficient reuse of a brownfield site within an urban area' with 'appropriate layout, scale and density' that preserves the Conservation Area'…
Strategic Policy 10
Sustainable transport; off-street parking and Gib Lane improvements accepted by highways.
Strategic Policy 11
Housing needs; contributes to priority residential in Peel.
Strategic Policy 2 - Priority for new development to identified towns and villages
Development in service areas; Peel identified for housing regeneration.
General Policy 2
General development considerations including amenity (2g,h), highways (2h,i); no overbearing, adequate living standards, safe access.
Environment Policy 4
Protection of species/habitats; surveys confirmed no bats, mitigation for sparrows via nest boxes.
Environment Policy 5 - Mitigation against damage to or loss of habitats
Mitigation against habitat loss; bat bricks and lighting conditions required.
Environment Policy 10 - Development and flood risk
Development and flood risk; mitigations like elevated thresholds and drainage accepted post-FRA.
Environmental Policy 22
Protect amenity from pollution; no noise/light concerns raised.
Environment Policy 35
Conservation Areas; preserves/enhances character via quality design offsetting historic fabric loss.
Environment Policy 42 - character and need to adhere to local distinctiveness
Respect locality character; massing matches terraces, materials nod to sandstone history.
Support regeneration of run-down areas
Regeneration of run-down urban areas; replaces derelict garage with housing.
Housing Policy 1
Housing needs; adds dwellings in priority location.
Housing Policy 4
New housing in existing towns; appropriate for Peel.
Transport Policy 4
Highway safety; revisions provide visibility, passing place.
Transport Policy 5
Highway network improvements; Gib Lane realignment.
Transport Policy 7
Parking provision; 2 spaces per dwelling meets standards.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Biodiversity features
Prior to the occupation of the development hereby approved, integrated swift nest boxes and bat bricks must be erected in the locations shown on the "Proposed House Type Floor Plans Elevations and Sections Marine Parade (Drawing No. P-03 A)" and "Proposed House Type Floor Plans and Elevations Stanley Road" (Drawing No. P-02 A). The approved nest boxes and bat bricks must thereafter be retained in perpetuity. Reason: In the interests of biodiversity.
Lighting for bats
No domestic external lighting shall be installed unless it follows best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023). Reason: In the interests of biodiversity.
Highway works
The highway works on the approved plan (ITB19672-GA-001 Rev K) shall be completed prior to the occupation of the approved development, and thereafter maintained as such in perpetuity. Reason: In the interests of highway safety.
Gib Lane and site access/parking
Prior to the occupation of the development, the alterations to Gib Lane; vehicle manoeuvring, parking and turning areas; pedestrian areas; bin storage and cycle parking facilities as shown on the approved plan (PO1 Rev B) shall be undertaken strictly in accordance with the approved details and retained thereafter as such in perpetuity. Reason: In the interests of highway safety and sustainable transport.
Materials samples
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 samples
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.
Agreed to not oppose and were positive about town houses at this location
Do not oppose subject to conditions; sufficient off-street parking and acceptable traffic impact
No objection subject to conditions; proposals represent aesthetic benefit offsetting limited harm from historic loss, overall neutral impact on Conservation Area
No objection subject to condition for swift nest boxes and bat bricks
No objection following additional information
Proposed drainage accepted in principle
Registered Buildings Officer, DOI Highways, DEFA Ecosystem Policy, and Manx Utilities issued consultation responses with no objections subject to conditions related to historic recording, highway works, ecological mitigation, and drainage coordination; public representations objected on conservation, traffic, and amenity grounds.
Key concern: Loss of historic fabric and alteration to Gib Lane position harming Peel Conservation Area character
Registered Buildings Officer
Conditional No ObjectionDo not object subject to conditions; On balance, I judge that this benefit offsets the harm resulting from the loss of historic fabric, and that the overall impact of the proposals would be neutral.; The above conclusion is dependent on the inclusion of a condition to appropriately record the existing condition and arrangement of the site
Conditions requested: Development shall not commence until a programme of historic building recording of the existing buildings on the site has been undertaken and submitted to and agreed in writing by the Department. The programme of building recording must be undertaken in accordance with Level Two as set out in Understanding Historic Buildings: A guide to good recording practice.; No development shall commence 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.; No development shall commence 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.
DOI Highways
Conditional No ObjectionHDC now do not oppose the application subject to conditions attached to permission.; DNOC - Do not oppose subject to condition
Conditions requested: The off-site highway works on the approved plan (ITB19672-GA-001 Rev K) completed before first occupation of the proposals.; Site layout including Gib Lane alterations; vehicle manoeuvring, parking and turning areas; pedestrian areas; bin storage and cycle parking facilities on the approved plan (PO1 Rev B) completed before first occupation of the proposals and retained thereafter.
DEFA Ecosystem Policy
Conditional No ObjectionNo Objection subject to condition.; The Ecosystem Policy Team can confirm that Ecology Vannin’s Protected Species Survey dated October 2024 and the Manx Bat Group’s Bat Emergence Survey dated August 2024, are all in order
Conditions requested: Integrated swift nest boxes and bat bricks to be erected in the locations shown on the "Proposed House Type Floor Plans Elevations & Sections Marine Parade (Drawing No. P-03 A)" and "Proposed House Type Floor Plans and Elevations Stanley Road" (Drawing No. P-02 A).; No external lighting to be installed unless a sensitive low level lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted to Planning and approved in writing.
Manx Utilities
No ObjectionMU have no comments to issue as long as the Engineer will engage with MU to undertake the underground drainage design of the adopted sewers and the SW discharge.
