15 March 2024 · Planning Committee
4 Tennis Courts, Marine Parade, Peel, Isle Of Man, IM5 1pb
The proposal involved redeveloping existing public tennis courts at the end of Peel Promenade into a mixed-use building with a cafe (Class 1.3), takeaway (Class 1.4), bowling clubhouse (private use by the bowling club), community facilities (also private), and public toilets, with all detailed matters reserved for a fu…
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The Planning Committee refused the application against the officer's recommendation, determining that the proposed uses (cafe, bowling clubhouse, community facilities, and public toilets) were contrar…
Recreation Policy 2
Requires that development does not adversely affect or result in loss of open space or recreation facility unless there is alternative provision of equal benefit or overall community gain. Officer assessed that indoor bowling lanes could replace tennis courts as formal sporting facility (year-round use), with excess amenity space in Peel, but Committee found inadequate demonstration of compensation for tennis court loss.
Strategic Policy 1
Development should be located to make best use of previously developed land, redundant and underused buildings and utilising existing infrastructure. Officer found site underused and proposal compliant in principle for efficient land use.
General Policy 2
Detailed 'development control' considerations. Noted that indicative elevation would not comply, but all matters reserved so principle only assessed.
Environment Policy 42
Designed to take into account the character and identity of the streetscene. Indicative elevation non-compliant, but design reserved and site characteristics seen as allowing suitable future design.
no significant negative impact upon highway safety, network functionality and/or parking, as the site is in a sustainable location in the town centre and public parking is provided on the parade. Secure cycle storage for staff and visitors, and bin storage facilities should be provided on the internal layout and therefore conditioned on permission.
Highway Services and DOI Flood Risk Management raised no objections with conditions on cycle storage, bin storage, and coastal overtopping precautions; Manx Utilities and DOI Highways Drainage sought clarification on drainage; public representations objected citing inadequate youth facilities.
Key concern: surface water drainage discharge and highway runoff
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, as the site is in a sustainable location in the town centre and public parking is provided on the parade.
Conditions requested: Secure cycle storage for staff and visitors, and bin storage facilities should be provided on the internal layout and therefore conditioned on permission
Department of Infrastructure Flood Risk Management Division
Conditional No ObjectionThis site is not in a high risk flood zone but is at risk of coastal overtopping; DNOC
Conditions requested: Precautions should be made to protect the property from coastal overtopping
Manx Utilities Drainage
No Commentplease can you confirm how the surface water will be discharged? The application form states existing however we will not allow any SW to be discharged into the combined or foul system. We have no separate SW drainage in the area, you could discharge to the sea.
DOI Highways Drainage
No ObjectionThe applicant should be aware off and comply with the clauses above.
Peel Town Commissioners
SupportThis consultation was widely publicised in the Island’s media in December and has received overwhelming positive comment and feedback.; The in principle proposal seeks to refurbish this area by building upon its current strengths. It complies with all existing planning policies
The original application 23/01360/A sought Approval in Principle for redevelopment of underused tennis/multi-sport courts owned by Peel Town Commissioners to provide a cafe, bowling clubhouse, community facilities and public toilets, replacing ageing facilities nearby. It was recommended for approval by the planning officer but refused by the Planning Committee on 11 March 2024 due to conflict with the Peel Local Plan 1989 Tourism designation (Policy 15) and inadequate demonstration of compensation for loss of formal open space contrary to Strategic Plan Recreation Policy 2 (RP2). The appellant argued the site is underused, the proposal supports tourism and recreation, previous approvals show tourism development is possible without this site, and it aligns with both current and emerging plans. The inspector, following a public inquiry on 11 June 2024 and site visit, found no conflict with Peel Local Plan Policy 15 or IMSP RP2, noting community benefits outweigh loss of underused facilities with alternative provision planned centrally. The Minister accepted the inspector's recommendation on 16 August 2024, allowing the appeal subject to conditions.
Precedent Value
This appeal demonstrates that underused, poorly located recreation space can be redeveloped where community gain is demonstrated and alternatives provided, even against zoning tensions. Future applicants should provide robust usage evidence, relocation strategies and policy alignment showing no prejudice to strategic sites.
Inspector: Frances Mahoney MRTPI IHBC
