12 August 2021 · Planning Committee
Isle Of Man Water Authority Depot, East Quay, Peel, Isle Of Man, IM5 1ar
The proposal involves changing a vacant general industrial site and buildings at the Isle of Man Water Authority Depot to a cafe/restaurant for food and drink consumption on and off premises, including a wood-burning oven with a black steel flue extending 2m above the roof (20.3cm diameter), replacement doors with full…
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The officer concluded that the re-use of the vacant industrial site for a cafe/restaurant would have an acceptable impact on neighbouring properties and residents, given the established commercial act…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, not adversely affect amenity/character/road safety/traffic, and provide satisfactory access/parking. Officer assessed proposal as compliant given acceptable neighbour amenity impacts in commercial context, preservation of Conservation Area, no highway harm, and flood neutrality.
Environment Policy 10
Requires flood risk assessment and mitigation where flooding potential exists. Site in high tidal flood risk area but re-use of existing building makes no worse; DOI FRM 'do not oppose', so compliant despite no formal assessment submitted.
Environment Policy 13
Prohibits development causing unacceptable flood risk on/off-site. Proposal re-uses existing site without worsening flooding; supported by DOI FRM no opposition.
Environment Policy 22
Prohibits unacceptable harm from noise/odour/light pollution etc. to amenity/environment. Chimney smells and noise from outdoor seating not significant in busy commercial quay area with prevailing winds carrying smoke away; no unacceptable harm.
Environment Policy 35
Requires development in Conservation Areas to preserve/enhance character/appearance. Minimal visible changes (flue glimpse) to non-historic buildings have positive effect; adds vibrancy/footfall, preserving character.
new retail provision at a scale appropriate. Major retail development proposals to be supported by Retail Impact Assessment
Supports retail in existing areas at appropriate scale without adverse effects. Compliant as mixed-use town centre location suitable for cafe/restaurant scale.
Transport Policy 7
Requires parking per Appendix 7 standards (town centre shops: service vehicle space). Acceptable in town centre beside highway with parking and upcoming improvements.
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.
Opening hours
No customers shall be served or remain on site outside the following hours: 1100 hrs - 2300 hrs on any one day. Reason: The application has been assessed on this basis as requested in the application and in the interest of neighbouring amenity.
do not oppose - no significant negative impact upon highway safety, network efficiency and/or parking. The premises and proposal should benefit from the planned public realm works along East Quay under PA 20/01320/B
do not oppose
Peel Town Commissioners raised objections regarding toilet facilities, noise from open air venue, chimney impact, and re-advertisement of amended drawings; Highways and Flood Risk Management had no objections; nearby business Peveril Hotel objected to toilet and litter provisions.
Key concern: inadequate toilet facilities
Peel Town Commissioners
ObjectionThe Commissioners do oppose this application because they have concerns relating to the noise this open air venue could create for neighbouring properties and the impact the proposed chimney design will have on adjacent property when emitting smoke and fumes.; The disabled toilet including the sink is 1.2 metres wide. This is very narrow for access in a wheelchair and does not appear to permit any manoeuvring room.; The drawing materially changes the application and should it be re-advertised as an amended drawing to permit public scrutiny and consultation?
Conditions requested: One less toilet may overcome the cramped construction proposed
Department of Infrastructure Highways Division
No ObjectionDo not oppose; After reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking.
Department of Infrastructure Flood Risk Management Division
No ObjectionDNO; Do not oppose
Environmental Health
No CommentBritish Standards indicate that for 50 covers 2 toilets are needed, and for 50-100 covers 4 toilets are needed.
