17 March 2021 · Planning Committee
Slipway, East Quay, Peel, Isle Of Man, IM5 1ta
The proposal involves resurfacing footways with Rojo Moncoya red sandstone flamed finish and granite kerbs, re-finishing the carriageway in bitmac, adding table-top road calming features, widening parking bays, blocking off a car park entrance, and constructing a new flood defence wall (900-1100mm high) in front of the…
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The officer assessed the re-paving works as an enhancement to the currently inconsistent and poor highway features, providing a consistent finish, better facilities, and safer pedestrian environment t…
General Policy 2
Requires development to respect site and surroundings in siting, scale, design; not adversely affect townscape character, wildlife, amenities, highways, or adjoining land. Officer found proposal compliant as re-paving enhances inconsistent paving, wall finishes blend with context, no adverse ecology or highway impacts, and flood protection benefits outweigh minor parking loss.
Environment Policy 4
Protects wildlife and habitats. Conditions ensure works outside black guillemot breeding season or with protection plan and Clerk of Works, and no blocking of nesting holes without alternatives, directly addressing Ecosystems concerns.
Environment Policy 11
Permits flood defences if they do not increase or transfer flood risk or prejudice natural sea defences, except to protect existing development. Proposal justified by Flood Study as best option for Peel Quay without increasing risks elsewhere.
Environment Policy 12
New coastal defences must not unacceptably impact coastal character, ecology, etc. Wall design and finishes deemed sympathetic, with no EIA needed as river flooding not sea defence.
Environment Policy 35
In Conservation Areas, development must preserve/enhance character and protect special features. New wall and paving considered to enhance poor existing features while preserving positive elements like buildings.
Environment Policy 36
Development outside but impacting Conservation Area views must not harm them. Wall visible from across harbour but finishes ensure it sits comfortably without obscuring key views.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Black guillemot breeding season protection
Work on the development hereby approved may be undertaken only outside of the black guillemot breeding season (1st April - 31st July). If this is not possible, a protection plan for the breeding black guillemot must be submitted to and approved by the Department prior to work commencing and the plan should be submitted well in advance of the works starting in order to provide alternative nesting sites if required and an ecologically qualified Ecological Clerk of Works must be appointed, details of which must be submitted to and approved by the Department. The development must be undertaken in full accordance with these details. Reason: in order to comply with Environment Policy 4 of the Strategic Plan.
No blocking of black guillemot breeding holes
No black guillemot breeding holes may be blocked off as part of this development and if this is required then alternative nests should be provided, details - the locations and timing of the provision - of which must be approved in writing by the Department prior to the blocking off of any holes. The development must be undertaken in accordance with these details. Reason: in order to accord with Environment Policy 4 of the Strategic Plan.
Materials approval for flood wall
Prior to the erection of the flood defence wall, a sample panel of the stonework must be approved in writing by the Department along with details of the rendered walling on the inward face of the wall and the development must be undertaken in accordance with the approved details. Reason: to ensure that the finished walling is sympathetic to the Conservation Area in which it sits to comply with Environment Policies 35 and 36.
do not oppose the application
Highway Services and Peel Town Commissioners ultimately do not oppose the application, while Ecosystem Policy Officer raises concerns about black guillemot breeding and requests specific conditions. Initial responses include a deferment request and a preliminary no objection with concerns.
Key concern: impact on black guillemot breeding population
Highway Services Division
No ObjectionAfter reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking.; Do not oppose
Peel Town Commissioners
No CommentThey agreed to seek a deferment to the consideration of this important application to allow the Commissioners sufficient time to obtain the views of the public in Peel.
Ecosystem Policy Officer
Conditional No ObjectionThough in principle the Ecosystem Policy Team have no objection to this work, we do have concerns about the potential impact on breeding Black Guillemots and therefore precautionary working methods may need to be implemented.; I request that a decision on this application is deferred until I have provided an updated response.
Ecosystem Policy Officer
Conditional No ObjectionThere has been no assessment of the impact that the building of the flood wall will have on the black guillemot breeding population.; All birds, their nests, eggs and young are protected by law (Wildlife Act 1990)
Conditions requested: all the work on the flood wall to be undertaken outside of black guillemot breeding season (1st April - 31st July); If this is not possible then a protection plan for breeding black guillemot must be submitted to planning for written approval; If works are required in breeding season then a suitable qualified Ecological Clerk of Works should be appointed; none of the black guillemot breeding holes are permanently blocked. If this is required then alternative nesting sites must be provided as mitigation
Peel Town Commissioners
No ObjectionThe Commissioners agreed not to oppose this application. However, concerns were expressed about the reduction in on street car parking and the possibility for extending the new layby facility along the frontage of the House of Manannan to provide additional parking including providing a layby along the Harbour's boat yard frontage.
