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Planning statement on behalf of the Department of Infrastructure
Planning and Building Control Division in respect of planning for the Change of use from temporary amenity building to permanent Peel Inner Harbour
Mill Road
Peel
Isle Of Man
IMS 1TB
- 13/00591/C
Statement prepared on behalf of the Planning and Building Control Division by Chief Secretary's Office
1.1 The Department of Infrastructure has submitted the planning application in their capacity as owner of the application site. This planning statement sets out the background of the planning application and relevant planning policy considerations. The intention of the statement is to define the application site, highlight any previous planning applications and identify relevant planning policy.
2.1 The application site is the curtilage of Peel Inner Harbour, Mill Road, Peel which is situated to the southern end of the inner harbour. There is a car park to the east of the application site which is also within the ownership of the applicant. This is currently used for car parking and boat parking in association with the Inner Harbour. 2.2 The new boat park is within the application site and is currently under construction, a temporary toilet and shower block which has the appearance of a Portakabin is sited within the application site.
3.1 The application seeks permission for the permanent retention of the previously approved temporary amenity building.
4.1 There are two previous planning applications which are considered relevant in the assessment of the current application:
PA 07/00910/B Inner Harbour Marina development comprising of reclamation of land at the southern end of the harbour to provide a boat park and car parking, installation of fully serviced floating pontoons, erection of a toilet/shower block with offices above, highway amendments and construction of a concrete maintenance platform - approved
PA 08/01371/B Erection of a temporary amenity building - approved
5.1 The application site is within the area designated as "Harbour" identified on the Peel Local Plan 1989. The site is outside the Peel Conservation Area but sits adjacent to the Conservation Area boundary. Given the nature of the application it is appropriate to consider General Policy 2 and Environment Policy 36 of the Isle of Man Strategic Plan (20th June 2007).
Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: a) is in accordance with the design brief in the Area Plan where there is such a brief; b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; c) does not affect adversely the character of the surrounding landscape or townscape; d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) does not affect adversely public views of the sea; f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) does not affect adversely the amenity of local residents or the character of the locality;
h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) does not have an unacceptable effect on road safety or traffic flows on the local highways; j) can be provided with all necessary services; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) is designed having due regard to best practice in reducing energy consumption. 5.3 Environment Policy 36
Where development is proposed outside of, but close to, the boundary of a Conservation Area, this will only be permitted where it will not be detrimentally affect important views into and out of the Conservation Area. 6.0 Assessment 6.1 The critical considerations in this case are whether the proposed building would be appropriate as a permanent structure and whether the structure would affect important views into and out of the Peel Conservation Area. 7.0 Conditions 7.1 If the application is approved it is recommended that the following condition is attached: C1. The development hereby permitted shall not be carried out except in full accordance with the following plans PA 101, PA-100 and U1426/01 Rev B received on 16th May 2013.
N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
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