28 October 2014 · Planning Committee
Gas Works, Mill Road, Peel, Isle Of Man, IM5 1ax
The site, designated as Predominantly Industry in the Peel Local Plan, currently hosts a large unsightly 14m high gas container, a substation shed, and a two-storey office building adjacent to Mill Road.
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The site is designated as Industrial in the Peel Local Plan, so 'the proposed use and principle of development for industrial purposes is acceptable'.
General Policy 2
Requires development in accordance with zoning to respect site/surroundings in siting/layout/scale/design, not adversely affect townscape/amenity/highway safety, provide access/parking, and address archaeology/contamination. Officer assessed the proposal compliant as industrial use matches zoning, building screened and visually better than existing, access safe per Highways, parking meets standards (1 space/50sqm industrial), and conditions mitigate archaeology; no adverse amenity impacts due to buffering.
Environment Policy 36
Permits development outside but close to Conservation Area only if not detrimentally affecting important views. Site on outskirts, not within CA; adjacent dwellings in PA 14/00928/B close views into industrial site, acting as beneficial buffer per applicant; no adverse view impacts noted.
Environment Policy 41
Requires archaeological evaluations and recording for sites of known/potential significance where in-situ preservation not merited. Former gasworks has potential; condition C4 secures scheme for recording any features found during works, with note to consult Manx National Heritage.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Access construction
No work is to commence on site until the access is constructed and controlled by traffic signals installed in accordance with the drawing submitted to and approved by the Department. Reason: to ensure safe egress from the site in the interest of highway safety.
Car parking retention
The car parking spaces shown in the approved drawings shall remain unobstructed and available in perpetuity for the parking of vehicles associated with the development hereby approved. Reason: to ensure car parking provision is retained in accordance with the standards in the interests of highway safety.
Archaeological recording
Prior to the commencement of works the applicant must have approved by the Department a scheme for the recording of any features of archaeological interest which may be discovered during the course of construction and demolition and the development must be undertaken in accordance with these details. Reason: to accord with Environment Policy 41 of the Strategic Plan. Note: the applicant is advised to consult with Manx National Heritage regarding this requirement and during the development process.
Boundary treatment
Notwithstanding the details on the submitted drawing, further details of the boundary treatment fronting Mill Road shall be submitted to and approved in writing by the Department prior to development commencing. The agreed details shall be implemented as retained as such unless otherwise agreed in writing by the Department. Reason: In the interests of visual amenity.
no objection
no objection; access improved and complements traffic lights; recommend conditions for street furniture, access construction, and parking retention
