8 May 2015 · Planning Committee
Land To Rear Of Unit 1, Isle Of Man Food Park, Mill Road, Peel, Isle Of Man, IM5 1td
The proposal involves building a 23m x 9.1m portal frame structure with 8.1m ridge height and 6.8m eaves, grey cladding, roller shutter doors, and rooflights, plus a 2.7m high retaining wall, on sloping scrubland (The Brooghs) to the east of an existing seafood processing building in the industrial-zoned Food Park.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
Officer assessed five key issues: principle of development, impact on adjacent buildings, visual amenity/Conservation Area, residential amenity, and highway safety.
Policy 6.7
Peel Local Plan policy states land zoned industrial is sufficient, no further allocation envisaged. Officer noted zoning allows industrial but no expansion needed; however, ancillary garaging/servicing not strictly industrial but appropriate in context.
Policy 6.8
Peel Local Plan discourages residential in vicinity. Not directly relevant as proposal industrial, but supports separation.
General Policy 2
Requires development respecting site/surroundings (siting/scale/design), no adverse amenity/character impact, incorporate topography, safe access/parking. Officer found principle/visual/scale compliant but refused on amenity (g: noise to residents) and access safety; Committee overturned on amenity grounds.
Environment Policy 36
Development near Conservation Area only if no detrimental views in/out. Assessed as minimal visibility (12m from edge, partial distant from Peel Hill), no undue harm.
Business Policy 5
Industrial land only for industrial/storage/distribution, limited retail. Garaging/servicing accepted as ancillary to seafood processing, not retail.
Transport Policy 7
Requires parking per standards (1 space/50m2 for industrial). Amended plans showed arrangements but reversing 58m past parked vehicles/pedestrians unsafe; Highway Services no objection but officer concerned.
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.
Servicing hours
No servicing of any vehicles shall take place outside of 0800 hours to 1730 hours inclusive, and only on Mondays to Fridays inclusive. Reason: In the interest of protecting the residential amenity of those living nearby.
recommend approval after amended plans on vehicular movements, but requested structural report and to be copied on building control; retain concern on Brooghs stability
do not oppose the current planning application
recommends that the applicant contact the Authority prior to commencement of works
The original application (14/00192/B) for erection of a portal-framed building for garaging and service facilities was approved by the Planning Committee despite the officer's recommendation to refuse, due to the site's industrial zoning. Appellant Jane Tatchell and other residents objected primarily on grounds of slope stability risks to The Brooghs, visual impact, noise, and inappropriateness in a food park. The applicant and Planning Authority argued the principle was acceptable in the industrial zone, stability would be addressed via Building Regulations, and visual/noise impacts minimal. The inspector found no material harm to character/appearance or living conditions, giving limited weight to the wildlife corridor leaflet, and recommended dismissing the appeal. The Minister concurred, confirming approval subject to conditions.
Precedent Value
Appeals against approvals in zoned areas by residents face high bar; deferring technical matters like stability to Building Regulations can be persuasive if applicant demonstrates competence. Future objectors need robust evidence beyond anecdote; applicants should proactively address stability with engineering details.
Inspector: Ruth V MacKenzie
