27 March 2025 · Planning Committee (Director of Planning and Building Control J Chance)
Heathfield Yard Patrick Street Peel Isle Of Man
The proposal involves adding first floor personal storage units (numbered 1-10) above existing single-storey garages backing onto Roxwell Lane and a footway to West View, increasing the ridge height from 3.8m to 5.38m. Access is provided via a new pedestrian staircase from within the yard and a door from Roxwell Lane.
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The officer assessed that due to the existing built environment and natural surrounding topography, the proposal would not cause adverse harm to views into and out of the adjacent Peel Conservation Ar…
Strategic Policy 3 - To respect the character of our towns and villages
Focuses on visual design of development and its impact on locality character. Officer found proposal accords via amended materials assimilating with urban character.
Strategic Policy 4
Protects/enhances urban landscape adjacent to Conservation Areas, no unacceptable pollution/disturbance. Key test: no adverse harm to CA views due to topography and design.
Spatial Policy 5
New development should positively contribute to environment. Proposal's design improvements (wall repair, cladding) tidy site without dominating.
Environment Policy 22
No unacceptable harm to environment/amenity via pollution, noise etc. No issues identified for traffic activity or light loss.
Environment Policy 36
Development near CA not permitted if detrimental to views in/out. Assessed views from multiple points; some harm but not adverse due to assimilation.
Environment Policy 42
Visual design impact on locality. Amendments addressed initial concerns over materials.
General Policy 2
Requires accordance with zoning, design respecting surroundings, no adverse amenity/traffic impacts. Proposal meets criteria (b),(c),(g),(h),(i) via amendments and prior precedents.
Infrastructure Policy 4 (Draft Strategic Plan)
No unacceptable impact on surface/groundwater. Drainage contained on-site.
Transport Policy 4
Accommodates vehicle/pedestrian journeys safely. Pedestrian access mitigates lane use.
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.
Materials approval
No development shall commence until a sample panel of all external facing materials to be used has been erected on site and approved in writing by the Department. The approved sample panel shall be kept on site for reference until the development is completed. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area in accordance with General Policy 2.
Use restriction
The storage units as shown on the approved drawing no.04 Rev.B numbered 1 to 10 may only be used for personal storage of the person renting or leasing or owning that unit and not for any other purposes including commercial or as a workshop. Reason: For clarity and to protect residential amenity and, in the character and appearance of the site and surrounding area in accordance with General Policy 2.
No advertisements
No advertisements shall be erected on the external walls and internal first floor walls without prior written approval following submission of an application. Reason: To protect the character of the locality in accordance with General Policy 2.
Objection removed after amendments including pedestrian access from within site; no significant road safety or highway efficiency issues
Highway Services initially requested revisions due to parking concerns, later raised no objection (DNO) after plan amendments providing internal access; Peel Town Commissioners objected citing access restrictions and structural concerns on a narrow lane.
Key concern: access restrictions and parking issues on narrow Roxwell Lane
Highway Services HDC
No ObjectionHighway Services HDC does not oppose (DNO) the following applications.
Highway Services Development Control
Conditional No ObjectionRecommendation: Request alterations / revisions.; there is an opportunity to utilise an existing access and vehicular courtyard which would require no alteration to the highway or creation of an access and cause no disruption to highway operation or parking.; The applicant should consider alterations to the plans to provide pedestrian access to the first-floor units from within the application site.
Conditions requested: The applicant should consider alterations to the plans to provide pedestrian access to the first-floor units from within the application site.
Highway Services Development Control
No ObjectionThe revised plans will have a significantly reduced impact on the highway network.; The proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services Development Control raises no objection to the proposal.; Recommendation: DNO
Conditions requested: Roxwell Lane access can only be opened upon request of the applicant/owner
Peel Town Commissioners
ObjectionThe Commissioners agreed to oppose this application because the new doorway access is off a narrow lane at the side of this site and vehicles currently must park on the roadside footway to allow access.; the development proposed in this application would restrict access along the lane for vehicles and pedestrian traffic.; concerns over the structural stability of the boundary wall if it is used to support development of the nature proposed
