Officer Report

Application No.: 15/00885/B Applicant: Peel Town Commissioners Proposal: Erection of an extension to existing block to provide additional shower / toilet facilities Site Address: Peel Campsite Amenity Block Derby Road Peel Isle Of Man IM5 1HP Case Officer : Miss S E Corlett Photo Taken: 19.08.2015 Site Visit: 19.08.2015 Expected Decision Level: Officer Delegation

Officer’s Report THE SITE

1.1 The site is an L shaped site which forms the curtilage of the Peel Camp site which has a camp site area with an amenity block which provides a laundry, office, games room and toilets. This building is located at the southern end of the site close to Derby Road. - 1.2 The building is an attractive one, built of red brick with a slated roof and the front elevation which is not the one which faces Derby Road, having timber brackets, hanging floral baskets and planted troughs. This faces onto the camp site. The rear elevation which faces the road and which is largely screened by existing roadside trees and hedging, is more plain with smaller, utilitarian windows, confectionery and drinks vending machines and chemical toilet emptying facilities and ventilation outlets. The rear roof plane has a triangular decorative peak which has brown coloured cladding on the vertical element. THE PROPOSAL

2.1 Proposed is the extension of this building to provide gentlemen's shower facilities. The extension will take the form of a flat roofed rectangle finished in brickwork to match the existing and the roof finished in polycarbonate sheeting. There is considerably more demand for male shower facilities than those for female campers whose requirements can be satisfied by the existing shower provision in the building. There are also shower facilities available at a small cost in the adjacent swimming pool building. - 2.2 Following discussions with the applicant on site, they have now proposed a decorative parapet around the top of the walling which will improve its appearance. PLANNING STATUS AND POLICY

3.1 The site is identified on the Peel Local Plan of 1989 as Camping Ground and Swimming Pool. The Western Swimming Pool is located to the west of the amenity block. Paragraph 13.7 of the Written Statement accompanying the Local Plan identifies the need to improve and expand the facilities at the camp site. Since the adoption of the plan no applications have been approved to achieve this (PA 96/01416/B was for the rugby club clubhouse which is not the same building).

3.2 As the proposed and existing uses are compatible with the land use designation, the principles of General Policy 2 are considered relevant:

"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 space around them;
• c) does not affect adversely the character of the surrounding landscape or townscape;

• 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 adverse effect on road safety or traffic flows on the local highways and m) takes account of community and personal safety and security in the design of buildings and the spaces around them." REPRESENTATIONS

4.1 Peel Town Commissioners indicate that they do not object to the application (28.08.15). - 4.2 Department of Infrastructure Highway Services have no objection to the application (18.08.15). ASSESSMENT

5.1 The site is designated as a camp site and the local plan identifies a need to expand and improve the facilities available to it. The building is some distance from any residential property so there is unlikely to be any adverse impact on nearby residents. The facilities which will be provided are unlikely in themselves to generate additional campers and the camp site has a finite capacity. As such the proposal is unlikely to affect traffic movements and highway safety. The building will have to comply with the relevant health and safety and building regulation requirements and as such is considered to be acceptable in terms of its safety. - 5.2 The issue in this case is the visual impact of the proposal, particularly given the flat roofed nature of the extension compared with the rather more interesting design of the existing building. - 5.3 The scheme has been enhanced by the addition of the parapet and the scheme is now considered to be visually acceptable and will enhance the facilities available at the campsite for the benefit of the Island's tourist accommodation stock.

PARTY STATUS 6.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material, in this case ht and (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the

word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order. Recommendation Recommended Decision: Permitted Date of Recommendation: 07.09.2015 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions C 1. 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.

This approval relates to drawing 03 P2 received on 21st August, 2015 and 01 P1 and 02 P1 both received on 5th August, 2015.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Director of Planning and Building Control.

Decision Made : Permitted Date : 16.09.2015 Determining officer

Signed :………M GALLAGHER.. Michael Gallagher Director of Planning and Building Control