15 June 2009 · Planning Committee
13, Atholl Street, Peel, Isle Of Man, IM5 1hg
The proposal involved demolishing two existing three-storey Victorian townhouses in poor structural condition and replacing them with a new three-storey block of 13 two-bedroom apartments, replicating the front facade including retention of original timber doors, using dark natural slate roof and sliding sash windows.
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.
The officer concluded the proposal was marginally acceptable despite complex issues of demolition in a Conservation Area and substandard parking.
Environment Policy 35
Requires development in Conservation Areas to preserve or enhance character. Officer assessed demolition and replica building as marginally acceptable due to poor condition and replication preserving streetscape rhythm.
Environmental Policy 39
Presumption to retain positive contributors; buildings had group value but little intrinsic merit, neglected appearance, and structural issues outweighed retention.
Environment Policy 42
New development to reflect local character, no inappropriate backland. Proposal replicated facade, added rear access without harming open spaces.
Environment Policy 43
Supports regeneration/reuse over demolition; balanced against structural report favouring rebuild.
Housing Policy 5
Requires 25% affordable in schemes of 8+ units; conditioned via legal agreement for 4 units.
Housing Policy 17
Criteria for flats: amenity space, outlook, parking. Apartments spacious with good outlooks, private garden for one, bin storage.
Transport Policy 1
Locate near public transport; site near bus depot, shops.
Transport Policy 4
Highways to accommodate traffic safely; accepted due to location.
Transport Policy 7
Parking standards relaxed for Conservation/sustainable sites; 7 spaces accepted vs 26 required.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the demolition of numbers 13 and 15 Atholl Street and the erection of 13 apartments with associated parking, 13 and 15 Atholl Street, Peel as shown by the plans and information Design Statement and Amenity Map received 13th March 2009, 3D images and Supawall Information Letter received 29th April 2009, Photographs received 5th May 2009 and 0770/PL01 REV D, 0770/PL02 REV C and Applicant's Letter received 29th May 2009.
Retain timber doors
The existing timber doors to the front elevation of numbers 13 and 15 Atholl Street must be retained/refurbished and must be installed and retained on the front elevation of the approved building as shown by drawing 0770/PL01 Rev D received 28th May 2009.
Roof materials
The roof(s) must be finished in dark natural slate.
Front windows
All windows to the front (Atholl Street) elevation must be sliding sash as shown by drawing 0770/PL01 Rev D received 28th May 2009.
Roof lights
All roof lights must be 'Conservation' type and shall be retained as such thereafter.
Parking and access
The car parking layout and vehicular access hereby approved must be surfaced and laid out prior to the occupation of the apartments hereby approved.
Affordable housing agreement
Prior to the commencement of any works, including demolition of the existing buildings, there must be concluded a legal agreement between the applicant/developer and the Department whereby at least 4 (25% of 13) of the approved apartments will be made available to the Department as affordable units in terms of the House Purchase Assistance Scheme 2004.
no objection
does not object subject to parking as shown on amended plans; accepts reduced provision due to location and Conservation benefits
most appropriate to replicate principal facade to protect Conservation Area character
Statutory consultees including Department of Transport, Manx National Heritage, Peel Town Commissioners, Access Office, and Fire & Rescue Service provided comments on the application, generally with no objections or conditional support, while private representations raised neighbour concerns about boundary walls and parking.
Key concern: Insufficient parking spaces (only 7 provided vs 26 required)
Department of Transport
Conditional No ObjectionIn summary the Department of Transport is willing to accept that it is not possible to provide additional parking within this application and that there will be an impact on the existing on street parking provision as a result of this development, however the sustainability of this specific location and the benefits of redeveloping this site render this impact acceptable.
Manx National Heritage
No ObjectionShould a decision be made to demolish Nos 13-15, we are of the view that any replacement must be of the highest quality in order to maintain or enhance the conservation area.; We also believe that the mainly historical character of Atholl Street dictates that a pastiche design reflecting the existing buildings is on balance the most suitable treatment for the site.
Peel Town Commissioners
SupportRECOMMENDED FOR APPROVAL; 09/00426/B Demolition of existing building and erection of a block of 13 apartments with associated parking, 13 and 15 Atholl Street (re-advertised due to proposal description amendment). RECOMMENDED FOR APPROVAL.
Conditions requested: The Commissioners were of the opinion that the front façade should be retained on these properties.
Peel Town Commissioners
SupportThe board of Peel Town Commissioners has reviewed the new information provided for the current planning application and are of the mind that the condition to keep the front of the building is no longer needed.; The board are very interested in having the 13 units added to their housing stock
Conditions requested: Further discussion is undertaken over the bathrooms, the use of wet rooms
Access Office
Conditional No ObjectionI want to be kept involved in each stage of the project to make sure this building is as accessible as possible.
Conditions requested: Corridors/lobby's should be at least 1500 mm wide; All internal doors should be at least 850 mm wide and external doors wide; Access into the building should be level. If ramps are needed they should be no more than 1-12; Refuge areas for potential wheelchair users need to be identified on each floor and agreed with the Fire officer
Isle of Man Fire & Rescue Service
Conditional No ObjectionI have no objection to your proposals.
Conditions requested: Two door protection is required to the communal areas from Ground Floor Middle Flat; Submit revised plans for our final approval and comment
