12 October 2004 · Planning Committee (on review)
16a, Michael Street, Peel, Isle Of Man, IM5 1hb
The proposal sought retrospective permission for multi-coloured ceramic tiles installed on the ground floor front elevation of two shop units (previously a chip shop) on Michael Street, Peel's main shopping street in the Conservation Area.
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The Planning Committee considered the proposal within the Peel Conservation Area, where special attention must be paid to preserving or enhancing character and appearance per Section 12(4) of the 1991…
Policy CA12 in Planning Policy Statement 1/01
Policy CA12 requires that when considering proposals in a conservation area, the impact upon the special character of the area will be a material consideration. The officer assessed the tiles' bright multi-colours as detracting from the building and harming the Peel Conservation Area, failing to preserve or enhance its character. Legislation under Section 12(4) of the 1991 Act mandates special attention to this desirability.
Support the proposal. Although multi-coloured, the tiles are colour co-ordinated with the colour wash on the property; the scheme enhances the appearance of the building.
No views on the application, having no adverse traffic impacts.
Peel Town Commissioners provided support letters for the retrospective application and appeal regarding ceramic tiles, stating they enhance the property appearance; Highways Division had no views or objections due to no adverse traffic impacts.
Peel Town Commissioners
SupportThe Commissioners wish to register their support for Mr. Tang’s review request.; these improvements have enhanced the appearance of the property.; The Commissioners remain of the view that the new tiles on the shop frontage improve its previous appearance and wholly support the appeal application of Mr. Tang.
Peel Town Commissioners
Supportthe Peel Town Commissioners agree to issue you with a letter of support in respect of the Planning Appeal; The Commissioners remain of the view that the new tiles on the shop frontage improve its previous appearance and wholly support the appeal application of Mr. Tang.
Highways Division
No ObjectionThe Highways Division of the Department of Transport has no views on the following application, the application having been considered and having no adverse traffic impacts.
The original application (04/1414) for retrospective permission to install multi-coloured ceramic tiles on the ground floor front elevation at 16/16A Michael Street, Peel, was refused by the Planning Committee initially on 30 September 2004 and confirmed on review on 2 December 2004, citing harm to the Conservation Area's character under Planning Policy Statement 1/01. The appellant argued that similar unpermitted tiled shop fronts exist in the street and that appearance is subjective, supported by photographs. The Planning Committee defended the refusal emphasizing the tiles' detracting pattern and colours. The inspector, after written representations and a site visit on 28 February 2005, found the specific tiles garish and not colour-coordinated, unlike muted tiles elsewhere in the street, concluding they fail to preserve or enhance the Conservation Area. The appeal was dismissed, upholding the refusal.
Precedent Value
This appeal demonstrates that while ceramic tiles can be acceptable in Conservation Areas if using muted colours that blend with surroundings, bright multi-coloured schemes will be rejected for harming character. Future applicants should select subdued palettes matching local precedents and provide evidence of colour coordination.
Inspector: David G Hollis
