Loading document...
==== PAGE 1 ====
25/90556/B
Page 1 of 13
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90556/B Applicant : Mr Doug Skinner Proposal : Rebuilding and conversion of outbuilding into 2 No. apartments, forming study in annex next to existing building and associated works (in association with 25/00557/CON) Site Address : Rose Villa 7 Peveril Road Peel Isle Of Man IM5 1NU
Planning Officer: Paul Visigah Photo Taken :
Site Visit : 12.11.2025 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 12.01.2026 __
Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
C 1. 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.
C 2. Prior to the commencement of works on the rebuilt outbuilding and extension, full details and specifications of all external materials shall be submitted to and approved in writing by the Department. These details shall include manufacturer information, product specifications, colour, texture, and finish for the following elements: i. Render and Peel sandstone facing ii. Roofing materials (blue/grey natural slate) iii. Rainwater goods (black uPVC cast iron-effect gutters and downpipes) iv. Roofline details (uPVC fascia boards) v. Windows and doors (uPVC framed double-glazed units)
The development shall thereafter be carried out strictly in accordance with the approved details and retained as such.
Reason: To ensure material continuity and safeguard the character of the Conservation Area in accordance with Environment Policies 34 and 35.
C 3. Prior to installation, full details of the roof lights, including design, materials, colour finish, and method of fitting, shall be submitted to and approved in writing by the Department. The roof lights shall be heritage-style units with a flush-fitting design and shall not project above
==== PAGE 2 ====
25/90556/B
Page 2 of 13
the roof plane. The development shall thereafter be carried out in accordance with the approved details and retained as such.
Reason: To preserve the character and appearance of the dwelling and the Conservation Area in accordance with Strategic Policy 4 and Environment Policy 35.
C 4. The secure timber bin store shown on the approved plans shall be provided prior to occupation of the apartments and retained thereafter.
Reason: To ensure adequate refuse storage in accordance with Housing Policy 17 and General Policy 2.
C 5. Prior to occupation of the apartments, details of secure and covered bicycle storage to be provided within the garage serving the main dwelling shall be submitted to and approved in writing by the Department. The details shall include the proposed location within the garage, dimensions, and method of fixing. The approved storage shall be installed prior to occupation and retained thereafter.
Reason: To promote sustainable transport and comply with General Policy 2 (h).
C 6. Prior to occupation of the apartments, the access widening works shown on the approved site plan (Drawing No. 003 Rev A) shall be fully implemented, including removal of the section of boundary wall to surface level, to provide improved visibility and manoeuvrability for vehicles entering and leaving the site. The access shall thereafter be retained in accordance with the approved details.
Reason: To ensure safe and convenient access in accordance with General Policy 2 and Transport Policy 7.
This application has been recommended for approval for the following reason. The proposal complies with Section 18(4) of the Town and Country Planning Act 1999 and is considered to preserve the character and appearance of the Peel Conservation Area. The rebuilding and conversion of the outbuilding into two apartments, together with the formation of a study annex and associated works, respect the established courtyard setting and employ traditional materials such as render and natural slate, supplemented by sustainability measures including permeable paving and EV charging infrastructure. The scheme provides adequate parking, servicing, and amenity space, and will not result in unacceptable impacts on neighbouring properties. The development accords with General Policy 2, Strategic Policies 3, 4 and 5, Housing Policy 17, and Environment Policies 34 and 35 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This decision relates to the following documents and plans received between 30 May 2025 and 16 December 2025: Drawings: o Location and Site Plans (Drawing No. 001) o Existing Plans and Elevations (Drawing No. 100) o Proposed Plans and Elevations (Drawing No. 101) o Approved Plans and Elevations (Drawing No. 102) o Existing Site Plan (Drawing No. CA-3365-002 Rev A) o Proposed Site Plan (Drawing No. CA-3365-003 Rev A) Documents: o Cover Letter o Supporting Photos o Agent's Response to Highways
==== PAGE 3 ====
25/90556/B
Page 3 of 13
__
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: o DOI Highways - no objections
It is recommended that the owners/occupiers of the following properties should NOT be given the Right to Appeal: o NAPC, Watermoor Point, Cirencester, GL7 1LF - No objection __
Officer’s Report
1.0 THE SITE 1.1 The application is the residential curtilage of Rose Villa, 7 Peveril Road, a three-storey detached dwelling located on the northern side of Peveril Road in Peel. Rose Villa adjoins its outbuildings on the western boundary which serves as garages and storage. To the eastern boundary of the site is another outbuilding which has its rear elevation abutting Gib Lane which slopes downwards east to west and adjoins Marine Parade.
1.2 The rear of the site which includes the rear outbuildings is concealed from public view due to the orientation of the buildings, the lowered level of Walpole Road which abuts the eastern boundary and the high boundary wall on the eastern boundary and parts of the northern boundary which rises from about 4m to 5m as you enter Gib Lane.
2.0 THE PROPOSAL 2.1 Planning approval is sought for Rebuilding and conversion of outbuilding into 2 No. apartments, forming study in annex next to existing building and associated works (in association with 25/00557/CON). This scheme is an amendment to the scheme previously approved under PA 20/01465/B which expired on 3rd March 2025.
2.2 The proposal would involve the demolition of the north-east outbuilding currently serving four garages, and its replacement with open car parking spaces surfaced in permeable paving. The western boundary outbuilding, which presently accommodates garage space at ground floor and storage above, would be rebuilt on its existing alignment to form the new apartment block. The junction between the apartments and the main dwelling, which currently supports storage with a void over, would be converted to a garage connected to the study, with a mezzanine level over the garage and the study having a void over, to serve the main dwelling.
2.3 The works would also involve the erection of a single storey flat roof extension on the southern end of the front elevation of the retained outbuilding to support Apartment 1. This extension will measure 6m x 5.4m on the longest width and be 3.2m high. The extension would have rendered finish to match the existing building. Also, full height windows would be installed on the rear and side elevations. Also proposed is a new flat roofed porch to serve as main entrance to Apartment 1, linked to the flat roofed extension. The new extension would serve as an open plan lounge and kitchen for Apartment 1.
2.4 The rebuilt apartment block on the western boundary but would be constructed with insulated wall linings, a raised timber floor, and improved thermal performance. External walls would be finished in render to match the main dwelling, with selected areas faced in Peel sandstone for visual continuity. The new pitched roof over would be finished in blue/grey natural slate, incorporating solar photovoltaic panels and multiple rooflights to maximise daylight. All windows and doors would be uPVC framed double-glazed units, with full-height
==== PAGE 4 ====
25/90556/B
Page 4 of 13
glazing to enhance natural light and outlook. Rainwater goods would comprise black uPVC cast iron-effect gutters and downpipes, with uPVC fascia boards to the roofline.
2.5 The internal layout of the rebuilt western outbuilding would provide:
Ground Floor (Apartment 1): Two bedrooms (one en-suite), open plan lounge/kitchen, hall, and shower room, all on the ground floor. 2. First Floor (Apartment 2): A hallway, stairs and an ensuite bedroom on the ground floor, and a landing, bathroom, kitchen and lounge on the first floor. 3. Study and Garage: The angled annex adjoining Rose Villa would be converted into a study linked to a new garage, with a mezzanine level above the garage and a void over the study.
2.6 The forecourt would be resurfaced with permeable resin-bound paving to support sustainable drainage. A section of the boundary wall on Gib Lane would be removed to widen the access, improving manoeuvrability for vehicles. A secure timber bin store (for three bins) with stained finish would be provided adjacent to the forecourt, east of the access. Other works include the provision for two air source heat pumps (ASHP) to serve the apartments, situated on the eastern elevation of Apartment 1. No details are provided on the ASHP's.
2.7 Surface water and foul water drainage would discharge to the existing combined sewer in Gib Lane, via a system incorporating an attenuation tank designed for a 1 in 100-year storm event plus 40% climate change allowance. In addition, a soakaway would be installed at least 5 metres from the building and 2.5 metres from the boundary to assist with surface water management. All external hardstanding areas would utilise permeable paving to reduce surface water runoff. Provision would also be made for future electric vehicle charging through wiring installed to each apartment.
2.8 Parking provision would comprise two dedicated spaces for the apartments within the forecourt, with Rose Villa's parking provision comprise the new garage below the new mezzanine linked to the study, and one parking space in front of the garage.
2.9 Whilst no dedicated bicycle storage provision is proposed for the apartments, the applicant's correspondence dated 20 November 2025 indicates that bicycle storage would be accommodated within the garage serving Rose Villa. However, no detailed information has been provided regarding the design, size, or location of this storage
3.0 PLANNING POLICY 3.1 Site Specific: 3.1.1 The site, like much of the centre of Peel, is designated as Mixed Use on the Peel Local Plan Order 1989, reflecting the mix of residential and commercial uses within the historic part of the town. The site is also located within the Peel Conservation Area. The site is not susceptible to flooding, although Walpole Road which abuts the site access is classified to have Low likelihood of surface water flood risk on the Isle of Man Indicative Flood Maps-River and Tidal Floods.
3.2 TOWN AND COUNTRY PLANNING ACT 1999 3.2.1 S18 Designation of conservation areas (4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act.
3.3 National: STRATEGIC PLAN (2016) 3.3.1 Due to the zoning of the site and the proposed works, the following sections of the Isle of Man Strategic Plan 2016 are relevant: 1. General Policy 2 - 'Development Control' considerations.
==== PAGE 5 ====
25/90556/B
Page 5 of 13
2. Paragraph 8.12.1 - General presumption in favour of extensions to existing properties (excluding Conservation Areas or Registered Buildings). 3. Strategic Policy 1 - Efficient use of land and resources 4. Strategic Policy 2 - Development focussed in existing towns and villages 5. Strategic Policy 3 - Development to safeguard character of existing towns and villages. 6. Strategic Policy 4 - Seeks to Protect or enhance the fabric and setting of Conservation Areas (etc.). 7. Strategic Policy 5 - Design and visual impact. 8. Strategic Policy 11 - The housing needs of the Island will be met by making provision for sufficient development opportunities to enable 5,100 additional dwellings (net of demolitions), and including those created by conversion, to be built over the Plan period 2011 to 2026. 9. Housing Policy 4 - New housing should primarily be located within existing towns and villages or, where appropriate, in sustainable urban extensions identified in adopted Area Plans. 10. Housing Policy 17 - The conversion of buildings into flats will generally be permitted in residential areas provided that: (a) adequate space can be provided for clothes-drying, refuse storage, general amenity, and, if practical, car-parking; (b) the flats created will have a pleasant clear outlook, particularly from the principal rooms and (c) if possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area. 11. Environment Policy 34 - Preference for the use of traditional materials in the maintenance, alteration or extension of pre-1920 buildings. 12. Environment Policy 35 - Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area and will ensure that the special features contributing to the character and quality are protected against inappropriate development." 13. Environment Policy 42 - character and need to adhere to local distinctiveness. 14. Transport Policy 7 - Parking Provisions. Appendix 7: The standards are 2 spaces for a flat with 2 bedrooms or more, and 1 space for a flat with 1 bedroom. 15. Sections 8.13.1 to 8.13.3 of the Strategic Plan: "8.13.1 There are in the Island, and particularly in Douglas, many substantial buildings which, because of their size or form, are no longer suitable for the originally intended use as either single dwellings or holiday accommodation, but which are still structurally sound. The Department has for many years encouraged the conversion of such buildings, where appropriate, into flats.
8.13.2 The size, layout, occupancy, etc., of flats are controlled by the Housing (Flats) Regulations 1982. However, all flats should also have a good external environment, characterised by - (a) a pleasant, clear outlook, particularly from the principal room(s) of the flat and (b) access to external space for the purpose of clothes-drying, refuse storage, car-parking, and general amenity.
8.13.3 Many buildings which are generally suitable for conversion into flats not only have very little space around them, but also have an annex or "outlet" at the rear. The Department may require the demolition, in total or in part, of such "outlets" even where the immediate use of the cleared space may not be possible, for example where more than one rear annex may be needed to be removed to gain access or highway work such as road widening may be required to make the cleared space useful. Such demolition will: (a) remove accommodation which has a poor environment and limited outlook; (b) permit the creation of parking space; and (c) assist in admitting light and air to the rear of the building proper.
==== PAGE 6 ====
25/90556/B
Page 6 of 13
Where such demolition is not so required, the accommodation must generally be organised so that every flat has an outlook from the front of the building, and so that no flat is contained entirely within an "outlet". Exception may be made to this general approach where the environment at, and the outlook from, the rear are pleasant and open."
3.4 Planning Policy Statements: 1/01 POLICY AND GUIDANCE NOTES FOR THE CONSERVATION OF THE HISTORIC ENVIRONMENT OF THE ISLE OF MAN 3.4.1 POLICY CA/2 - Special Planning Considerations
4.0 OTHER MATERIAL CONSIDERATIONS 4.1 Residential Design Guide (2021) 4.1.1 This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction.
4.2 IOM Biodiversity Strategy 2015 to 2025 seeks to manage biodiversity changes to minimise loss of species and habitats, whilst seeking to maintain, restore and enhance native biodiversity, where necessary. Section 21 deals with Habitat loss actions through promoting a policy of 'no net loss' for semi-natural Manx habitats and species and to ensure that unavoidable loss is replaced or effectively compensated for.
4.3 Section 68 of the Flood Risk Management Act (2013) indicates that any published Flood Risk Management Plan and the extent to which the proposed development creates an additional flood risk are material considerations.
5.0 PLANNING HISTORY 5.1 The application site has been the subject of four previous planning applications, two of which is considered relevant in the assessment and determination of this application. 1. PA 20/00857/B for Installation of replacement windows and roof lights and installation of two glass Juliet balconies to rear elevation. Approved. This application involved the installation of rooflights and glazed Juliet balconies on some elevations of the main dwelling; elements which would also form part of the current scheme as it is also proposed to install rooflights and glazed Juliet balconies on the altered elevations of the outbuilding. 2. Planning approval was granted for a similar scheme with minor variations under PA 20/01465/B for Conversion of existing outbuilding into 2 apartments. This was approved on 3rd March 2021. This current proposal differs from the previously approved scheme in key respects. Unlike the earlier approval, which retained the existing outbuildings, the present scheme proposes the rebuilding of the western outbuilding on its existing alignment and the removal of the eastern outbuilding. The previous angled entrance to Apartment 1 has been replaced with a simplified straight entrance design. The new scheme also introduces sustainability measures, including electric vehicle wiring and air source heat pumps. In addition, parking arrangements have been revised, replacing garage-based provision with permeable-surfaced spaces within the forecourt.
6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
6.1 DOI Highways Division has made the following comments on the application: 6.1.1 Highways Comments received 3 July 2025: 1. The application broadly mirrors previously submitted application PA 20/01465/B, proposing two apartments and a study annex. 2. The site will require two spaces for the existing dwelling and two spaces each for the new apartments; no separate provision needed for the study annex.
==== PAGE 7 ====
25/90556/B
Page 7 of 13
3. Application details show four existing garages for apartment use and an attached garage with courtyard parking for the existing dwelling. 4. Principle of development was previously assessed under PA 20/01465/B and deemed acceptable. However, upon review, while parking provision meets numerical requirements, the dimensions of the four existing garages are below Manual for Manx Roads standards and may be unsuitable for modern vehicles, risking underutilisation and potential on-street parking pressure. 5. Highways requests removal of the four garages along the northern boundary and replacement with courtyard spaces to provide larger, more manoeuvrable parking spaces and reduce on-street parking risk. 6. Applicant should consider provision of electric vehicle charging facilities to support sustainable transport goals, as per the Highway Response in 2020. 7. Applicant should provide secure and covered bicycle parking for the apartments. 8. Alteration to the northern boundary wall will aid turning movements in and out of the site. 9. Recommendation: further alterations/revisions requested.
6.1.1.1 In response to the highway comments received, the applicants submitted a statement via their agent on 20 November 2025 which details the following: 1. The highways aspects of the proposal remain unchanged from the previously approved scheme (Ref: 20/01465/B), for which works commenced before March 2025. 2. Existing garages will be demolished to create courtyard spaces, addressing concerns about inadequate garage dimensions and improving manoeuvrability; this will also enhance the appearance of Gib Lane. 3. Provision will be made for wiring for an EV charging point, although the actual charger will be installed later by owners or tenants; bicycle storage will be provided in the garage for the main house only, with no secure covered bicycle storage for the apartments (agent requests relaxation of this requirement due to town centre location). 4. Some boundary wall alterations have already been carried out under the previous approval to improve visibility and turning movements, though not fully to ground level as this would require highways permission; the widened visibility splay has been implemented. 5. Surface water runoff will not discharge onto the highway; all runoff will be attenuated on-site before discharging to the combined surface water drain at a controlled rate (3 l/s/ha), agreed with the drainage department. Permeable paving may also be introduced to reduce impermeable areas and attenuation tank size.
6.1.2 Comments received 28 November 2025: 1. They note that they have reviewed the feedback submitted by the applicant in relation to the Highways response submitted 03/07/25. 2. They state that after review of the application documents, the Highways response requested that the garages are removed and instead replaced with courtyard parking. In addition, EV charging facility and bicycle storage was also requested. The final line in the response noted that the boundary wall alteration proposed would be beneficial and would not requiring any additional boundary wall changes. 3. The applicant has confirmed that garages will be removed and replaced with larger courtyard parking spaces, which Highways supports. 4. Highways accept the proposed arrangement for EV charging infrastructure, with charging units to be installed as required by tenants or owners. 5. The applicant has declined to provide secure and covered bicycle storage for the apartments; garage provision remains for the dwelling house. While cycle storage is encouraged, its absence will not result in objection. 6. The previous response assumed access widening works had been completed to surface level; the applicant has only reduced the boundary wall height. This improves visibility but does not alter the access as shown on the submitted plan.
==== PAGE 8 ====
25/90556/B
Page 8 of 13
7. Given Gib Lane's narrow width, westbound exits and right turns may require multiple manoeuvres unless the access alterations shown on Drawing No. 003 are carried out to surface level. 8. Clarification is sought on how surface water will be managed. 9. A revised plan should confirm garage demolition and replacement with parking spaces.
6.1.3 Comments received 23 December 2025: 1. Previous Highways response (dated 02/07/2025) requested removal of on-site garages to allow for larger parking spaces and consideration of EV charging and cycle parking. 2. The submitted information confirms that the garages will be demolished, enabling provision of larger parking spaces with improved manoeuvrability. 3. Installation of necessary EV charging infrastructure has been noted, allowing for future installation of charging units as user demand dictates. 4. The applicant states that compliant cycle storage facilities cannot be provided without losing one or more parking spaces. Highways note that this trade-off could negatively impact the network if it leads to on-street parking. Cycle storage can be provided in the garage for the dwelling. While this is a missed opportunity to encourage cycling for short journeys, the omission will not result in Highways opposition to the application. 5. The applicant confirms that alterations to the boundary wall will be completed at the Section 109(A) stage of development, supporting better access in and out of the site. 6. The proposal raises no significant road safety or highway network efficiency issues. Highways Development Control therefore raises no objection, subject to all access arrangements being in accordance with the submitted drawings.
6.1.4 Given the clarification sought by DOI Highways regarding drainage from the site in consultation received 8 December 2025, DOI Highway were consulted for further comments on submitted plans. Their comments received 6 January 2026 states thus: In the absence of a formal submission from Highways Drainage Team, I can confirm that the assessment and any recommended mitigating actions that may be necessary to prevent surface water run-off onto the highway will be considered at the Section 109(A) Highway Agreement stage post planning consent, allowing the proposal in its current form to be free from Highways objection or further request.
6.2 DOI Highways Drainage have made the following comments on the application (23 July 2025): o They state that allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in Section 11.3.11 of the Manual for Manx Roads. o They note that no drainage details have been provided and request that the applicant demonstrate compliance with the above clauses, i.e., ensure that surface water is not discharged onto the lane.
6.3 The following consultees have not made any comments although they were consulted on 09.06.2025/ 09.07.2025/ 16.12.2025: o Manx National Heritage o Peel Town Commissioners o Manx Utilities Authority - Electricity o Manx Utilities Authority - Water
6.4 NAPC, Watermoor Point, Cirencester, GL7 1LF, have made the following comments on the application (24 June 2025): 1. They expresses support for the proposal to rebuild and convert an outbuilding into two apartments and form a study in an annex next to the existing building at Rose Villa, 7 Peveril Road, Peel. 2. They state that the proposed development aligns with NAPC's national position that ancillary and modular developments make efficient use of existing residential plots, supporting
==== PAGE 9 ====
25/90556/B
Page 9 of 13
flexible living arrangements such as multigenerational living and providing a sustainable response to housing and care pressures without requiring large-scale new developments. 3. The inclusion of a study within the annex enhances functionality and promotes a versatile living environment. 4. NAPC acknowledges the ancillary nature of the annex, emphasizing the importance of maintaining its connection with the main dwelling to prevent separation and ensure harmony with the existing residential environment. 5. NAPC offers to provide guidance to the applicant to ensure compliance with planning policies and long-term security. 6. NAPC encourages the local planning authority to consider supportive annexe policies in future local plan iterations, citing positive impacts of ancillary accommodation in regions such as Ireland and California in alleviating housing pressures.
7.0 ASSESSMENT 7.1 The fundamental issues to consider in the assessment of the current application are: 1. The principle of developing the site for residential use (GP2, HP4, HP17, SP1, SP2, SP11); 2. Potential impacts on the Conservation Area (GP2(b & c), SP3, SP4, SP5, EP35, EP42, PPS 1/01); 3. Potential amenities for future occupants (GP2(g & h), HP17, RDG 2021); 4. Impact on neighbouring amenity (GP2(g & k), RDG 2021); and 5. Potential impact upon highway safety/parking provision (GP2(h & i), TP4, TP7, RDG 2021).
7.2 Statutory Test - Section 18 (4) 7.2.1 In accordance with Section 18(4) of the Act, it is considered that the proposal does not conflict with the objectives set out therein. The application has therefore been assessed in the context of the relevant policies identified below and within Section 3 of this report.
7.3 The Principle 7.3.1 The principle of developing the site for residential use has already been tested and accepted under the previous approval (PA 20/01465/B). The zoning of the site remains unchanged; it is designated as Mixed Use under the Peel Local Plan (1989), where residential use is predominant.
7.3.2 The existing western outbuilding currently serves garaging and storage in association with Rose Villa. Its conversion and rebuilding to form two apartments is not considered incompatible with the established residential character of the site and surroundings.
7.3.3 The proposal aligns with Housing Policy 4, which directs new housing to existing towns and villages, and Housing Policy 17, which supports the conversion of buildings into flats subject to amenity and servicing standards.
7.3.4 On this basis and having regard to the previous approval and unchanged policy context, the principle of development remains acceptable.
7.4 Potential Impacts on the Conservation Area 7.4.1 The site lies within the Peel Conservation Area, where development must preserve or enhance the character and appearance of the area. The proposal involves rebuilding the western outbuilding on its existing alignment, removing the eastern outbuilding, and adding a single-storey flat roof extension to support Apartment 1.
7.4.2 The works are confined within the existing courtyard and screened by high boundary walls, ensuring that the rebuilt structure and extension will not intrude upon the streetscape or disrupt the established townscape pattern.
==== PAGE 10 ====
25/90556/B Page 10 of 13
7.4.3 The design employs a rendered finish to match the main dwelling, selected Peel sandstone accents, and a pitched roof in blue/grey natural slate, consistent with the prevailing material palette. These choices accord with Environment Policy 34 and EP35, which require traditional materials and context-sensitive detailing within Conservation Areas.
7.4.4 The removal of the eastern outbuilding, which currently presents a utilitarian rear elevation to Gib Lane, will improve openness within the courtyard and enhance views toward the principal building. Sustainability features, including solar panels and rooflights, are integrated discreetly and do not compromise visual integrity.
7.4.5 Based on the foregoing, the proposal respects the site and surroundings in terms of siting, scale, and design, in accordance with General Policy 2(b & c) and Strategic Policies 3, 4 and 5. It is considered to preserve the character and appearance of the Peel Conservation Area and is therefore acceptable under the relevant policy framework.
7.5 Potential Amenities for Future Occupants 7.5.1 Housing Policy 17 and Section 8.13 of the Strategic Plan require that conversions provide a good external environment, characterised by a pleasant outlook from principal rooms and access to space for refuse storage, clothes drying, and general amenity. General Policy 2 reinforces these requirements by mandating satisfactory amenity standards within the development, safe and convenient access, adequate servicing, and consideration of personal safety and security.
7.5.2 The proposed apartments are arranged to ensure that principal living spaces benefit from natural light and outward views. Apartment 1 incorporates full-height glazing to the courtyard and side elevation and benefits from direct views over the garden and decking area located to the northeast of the site, providing usable outdoor space and long-range views. Apartment 2, configured as a split-level unit, benefits from rooflights and windows positioned to maximise daylight and outlook over the improved courtyard.
7.5.3 The presence of a dedicated garden area available for the apartments significantly enhances amenity provision, supplementing the shared courtyard space. Furthermore, the site's location within walking distance of Peel Beach, Marine Parade, and local services provides opportunities for outdoor activities. This arrangement is consistent with the Residential Design Guide (2021, Section 7.1-7.5), which recognises that urban sites may rely on proximity to public open space where private provision is constrained.
7.5.4 Servicing needs are addressed through a secure timber bin store adjacent to the forecourt, accommodating three bins in accordance with service requirements. The forecourt will be resurfaced with permeable resin-bound paving, supporting sustainable drainage and safe manoeuvring. Although no dedicated cycle storage is proposed for the apartments, the applicant indicates that provision will be made within the garage serving Rose Villa. While this falls short of best practice, the omission is not considered sufficient to warrant refusal given the site's sustainable location and the availability of on-site parking.
7.5.5 Internal layouts provide functional living spaces with adequate circulation and servicing. Each apartment includes a kitchen, lounge, and bathroom, with Apartment 1 offering two bedrooms on the same level, while Apartment 2 is configured as a unit with dual aspect living accommodation. These arrangements meet the intent of General Policy 2(g, h & m) and the amenity principles set out in Housing Policy 17 and the Residential Design Guide (Sections 2.0 & 7.0).
7.5.6 On balance, the proposal is considered to provide satisfactory amenity for future occupants, aligning with HP17, Section 8.13 of the Strategic Plan, and GP2.
7.6 Impact on Neighbouring Amenity
==== PAGE 11 ====
25/90556/B Page 11 of 13
7.6.1 General Policy 2 requires that development does not adversely affect the amenity of local residents or the character of the locality. The Residential Design Guide (2021) reinforces this principle, advising that proposals should avoid unacceptable overlooking, loss of privacy, or overbearing impacts, with reference to the "20-metre guide" for separation between elevations containing habitable room windows.
7.6.2 The nearest properties with potential to be affected are those on Gib Lane, notably Westbourne and Rock View, which adjoin the eastern boundary. The proposed apartments introduce new openings, including full-height glazing and Juliet balconies on the rebuilt outbuilding. However, the separating distance between these windows and the nearest elevations on Gib Lane is approximately 15-18 metres, and the orientation of the neighbouring dwellings is such that their principal windows are angled away from the application site.
7.6.3 While some mutual overlooking will occur, this is consistent with the established pattern of development in this part of Peel, where properties share partial views of adjoining courtyards and rear elevations. The high boundary wall along Gib Lane, combined with the enclosed nature of the courtyard, further mitigates direct intervisibility at ground level.
7.6.4 The proposed garden and decking area to the northeast of the site is positioned behind the boundary wall and screened from Gib Lane, reducing the potential for intrusive views into neighbouring gardens. The use of this space is unlikely to generate noise or activity beyond what is typical for residential use.
7.6.5 No significant overshadowing or overbearing effects are anticipated, as the rebuilt outbuilding retains its existing alignment and height, and the flat roof extension is modest in scale (3.2m high) and positioned away from neighbouring properties. These factors ensure compliance with the RDG guidance on massing and visual impact.
7.6.6 Therefore, the proposal is considered to maintain an acceptable standard of privacy and outlook for neighbouring occupiers, in accordance with General Policy 2(g & k) and the principles of good neighbourliness set out in the Residential Design Guide (2021). However, it is noted that no technical details have been provided for the proposed air source heat pumps (ASHPs). As such, their potential acoustic impact on neighbouring amenity has not been assessed within the current proposal.
7.7 Potential Impact upon Highway Safety/Parking Provision 7.7.1 In assessing potential parking and highway safety impacts, it is noted that General Policy 2 requires that development provides safe and convenient access for all highway users, together with adequate parking, servicing, and manoeuvring space. Transport Policy 7 sets out minimum parking standards of two spaces for flats with two bedrooms or more and one space for flats with one bedroom.
7.7.2 The proposal provides two dedicated parking spaces within the forecourt for the apartments, together with one garage space and one external space for Rose Villa. This arrangement meets the numerical requirement for off-street parking and is supported by the removal of the existing garages, which were previously identified as substandard in size and manoeuvrability. Their replacement with open courtyard spaces surfaced in permeable paving improves turning capacity and reduces the risk of on-street parking pressure.
7.7.3 Access from Gib Lane will be widened, enhancing visibility and manoeuvrability for vehicles entering and leaving the site. The forecourt layout allows vehicles to turn and exit in a forward gear, consistent with RDG guidance on safe access design.
7.7.4 Provision for electric vehicle charging infrastructure is included through wiring to each apartment, supporting sustainable transport objectives under Strategic Policy 10. While secure cycle storage for the apartments is not proposed, the applicant indicates that bicycles can be
==== PAGE 12 ====
25/90556/B Page 12 of 13
accommodated within the garage serving Rose Villa. This shortfall is noted but is not considered sufficient to warrant refusal given the site's sustainable location within walking distance of public transport and local services.
7.7.5 The Department for Infrastructure Highways Division has confirmed that the proposal does not present significant risks to highway safety or network efficiency, subject to implementation of the approved access and parking arrangements.
7.7.6 On balance, the scheme is considered to provide safe access and adequate parking provision in accordance with General Policy 2(h & i), and Transport Policies 4 and 7.
8.0 CONCLUSION 8.1 Overall, the proposal delivers a well-considered redevelopment that respects the character of the Peel Conservation Area while introducing sustainable design measures. The scheme provides two apartments through the rebuilding of an existing outbuilding, supported by a modest extension and associated works that integrate with the site's established form. Adequate parking, servicing, and amenity provision, including a dedicated garden area, are secured, and the development maintains acceptable standards of privacy and outlook for neighbouring occupiers. Subject to conditions addressing materials, refuse storage, and bicycle storage for the main dwelling, the application is considered to comply with the Isle of Man Strategic Plan, the Peel Local Plan, and is recommended for approval.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases). o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure, and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
__
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted
Date: 20.01.2026
==== PAGE 13 ====
25/90556/B Page 13 of 13
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
Customer note
This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/ customers and archive record.
Copyright in submitted documents remains with their authors. Request removal