2 November 2012 · Minister for Infrastructure, confirmed by I T Thompson (Chief Executive)
Land Adjacent To Carnaween, Battery Road, Peel, Isle Of Man, IM5 1ud
The proposal involves building three 3-storey terraced houses matching the scale and design of the adjacent Victorian terrace, including full-height gables over bay windows, natural slate roofs, and red brick front facades to match neighbours.
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The site is in a Predominantly Residential area per Peel Local Plan, so residential development acceptable in principle; 3 dwellings would have negligible impact on Strategic Plan Housing Policy 3 Wes…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/form/design/landscaping; no adverse effects on character/townscape, amenity, road safety/traffic, wildlife/habitats, views/sea/public safety. Assessed compliant: design matches terrace; separation distances prevent amenity harm; highways ok; trees/ecology low impact; no visual harm.
Housing Policy 3
West: 1,000 dwellings total. 3 dwellings negligible (<<1.2% excess from prior cases like PA 10/00544/B), balanced by non-implementation; no material conflict.
Housing Policy 4
New housing primarily in existing towns/villages. Site in Peel town, Predominantly Residential zone; acceptable location.
Transport Policy 4
Highways must accommodate generated traffic/pedestrians safely. 2 spaces/unit; visibility ok; lane width sufficient; no Highways objection; low accidents.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the erection of three dwellings with parking and new vehicular access onto Ramsey Road, Land adjacent to Carnaween, Battery Road, Peel as shown by 11/70/02, 11/70/03, 11/70/04 and 11/70/05 received 10 August 2012.
Parking provision
Prior to the occupation of the approved dwellings, the parking area shown by drawing 11/70/04 must be constructed and available for use by occupiers of the dwellings.
Tree protection
All trees with the exception of those shown to be removed by drawing 11/70/03 must be retained and afforded adequate protection during the construction works relating to the approved development. Should any trees become diseased, limbed or removed they must be replaced with trees of the same species and as near to the same size as possible and retained as such thereafter.
Roof materials
The roofs must be finished in dark natural slate.
Front materials approval
Notwithstanding the details submitted, the front face of the building shall be constructed and finished with red brick to closely match the finish of the adjacent buildings. A sample brick shall be submitted to and approved in writing by the Planning Authority prior to the commencement of development.
no objection; parking per Strategic Plan; visibility splays per PPG13; lane width for 2-way traffic; complies Manx Roads guidelines; low accidents; prior appeal precedent
no issues with tree removal (low amenity value)
no issues regarding wildlife/habitat
combined sewer has capacity to drain 3 houses
Planning permission was granted for the erection of a terrace of three 3-storey dwellings with parking and access from Ramsey Road. Local residents (appellants) appealed the approval, arguing overdevelopment, harm to character, loss of amenity, and highway safety issues. The planning authority and applicant defended the scheme as compliant with policies, appropriate in design, and without significant impacts. The inspector found no material harm to character, neighbour amenity, or highway safety, dismissing all objections. The Minister accepted the inspector's recommendation to dismiss the appeal and confirm the approval.
Precedent Value
Demonstrates that in residential designations, detail compliance (design, amenity distances, highways standards) outweighs third-party amenity/highway fears if evidence supports no harm. Future applicants should secure consultee approvals and use metrics/precedents to counter neighbour objections.
Inspector: Stephen Amos MA (Cantab) MCD MRTPI
