2 May 2024 · Acting Head of Development Management (Abigail Morgan)
Fenella Beg, Peveril Road, Peel, Isle Of Man, IM5 1pj
The site is a plot with an existing double garage between Fenella Villa and Yn Fea on Peveril Road in Peel, within a predominantly residential area characterised by a mix of single and two-storey dwellings and garages.
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The officer assessed the principle of development as acceptable in a 'Predominantly Residential' zoned area within an existing settlement, using previously developed land near public transport, aligni…
Strategic Policy 1
Requires development on previously developed land utilising existing infrastructure. Officer found site has existing structure (garage), is in sustainable settlement near public transport, making residential development compatible.
Strategic Policy 2 - Priority for new development to identified towns and villages
Focuses new development in existing settlements. Site in established residential area of Peel complies without needing countryside exceptions.
Spatial Policy 5
Requires well-designed development. Tiered design, height, and materials fit prevailing streetscene character.
Strategic Policy 10
Promotes integrated journeys minimising car use. Site near public transport and cycle route reduces car dependency.
General Policy 2
Covers development control including amenity, highways, ecology. Proposal provides satisfactory standards, no neighbour harm, adequate parking/amenity.
Housing Policy 4
New housing in towns/villages. Site in residential zone of Peel village acceptable.
Housing Policy 6
Residential development per area plan design brief. Complies with Peel Local Plan residential zoning.
Transport Policy 1
Development near public transport. Site close to routes from Peel.
Transport Policy 4
Safe journey provisions. Visibility splays and layout accepted by Highway Services.
Transport Policy 7
Parking standards. Provides required spaces in garages and aprons.
Environmental Policy 22
No unacceptable harm to environment/neighbours. Minimal overlooking/noise/overshadowing.
Environment Policy 42 - character and need to adhere to local distinctiveness
New development respects settlement character. Design in keeping with mix of dwellings/garages.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Soft landscaping scheme
No development shall take place until full details of soft landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new planting (tree planting) showing, type, size and position of each. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Parking areas provision
The development hereby approved shall not be occupied or operated until the parking areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Garage parking retention
The vehicle parking spaces shown provided for the development, hereby permitted, within the garages on Drawing No.23 1744 03 Rev A - dated received on 8th April 2024; shall be provided prior to the first occupation of the new dwelling and shall thereafter be retained and made available for vehicle parking at all times.
Surface water drainage measures
Prior to the occupation of the extension hereby approved, measures to prevent surface water runoff from the front driveway from running onto the highway shall be installed in accordance with details which have first been submitted to, and approved in writing by, the Department. The measures shall be retained as such thereafter.
Integrated solar panels
For the avoidance of doubt the solar panels hereby approved are required to be integrated solar panels (in-roof solar panels) installed so they run flush with the external roof plane rather than being installed on top of the roof tiles/slates.
no significant negative impact upon highway safety, network functionality and/or parking subject to the vehicular access, boundary height and site layout on the approved plans conditioned before first occupation, and that both garages are conditioned to be used for storage of vehicles only
do not object but wish there to be a landscaping plan for the rear garden specifically the most southern section of the plot and request an integrated bird nest brick
Highway Services, Ecosystem Policy Team, and Highways Drainage provided responses with no objections; Highways conditional on plan details, Ecosystem requests landscaping and bird nest condition, Drainage advises compliance with runoff rules.
Key concern: surface water runoff onto public highway contravening Highway Act
Highway Services HDC
Conditional No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking subject to the vehicular access, boundary height and site layout on the approved plans conditioned before first occupation of the proposals, and that both garages are conditioned to be used for storage of vehicles only for the lifetime of the development.
Conditions requested: vehicular access, boundary height and site layout on the approved plans conditioned before first occupation of the proposals; both garages are conditioned to be used for storage of vehicles only for the lifetime of the development
Ecosystem Policy Team (DEFA)
Conditional No ObjectionThe Ecosystem Policy Team do not object to this application, but the creation of the new dwelling will result in the destruction of an urban green space which provides important feeding, breeding and sheltering habitat for a variety of urban wildlife such as bats, birds, invertebrates and hedgehogs, and green corridors to enable the movement of wildlife, such as bats and birds, throughout the landscape.; In order to ensure compliance with Strategic Policy 4 (b) - Proposals for development must: protect or enhance the landscape quality and nature conservation value of urban as well as rural areas etc. - we request that soft landscaping plans are provided to Planning prior to determination of this application which contain details of hedge planting around the garden area.
Conditions requested: soft landscaping plans are provided to Planning prior to determination of this application which contain details of hedge planting around the garden area; condition should also be secured for an integrated bird nest brick suitable for house sparrow, starling or swift to be erected under the eaves on the north east elevation of the new dwelling
Highways Drainage
No ObjectionThe applicant should be aware off and demonstrate compliance with the clauses above.
