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The site represents a parcel of land to the east of 16, Stanley Mount, a terrace of three storey properties with a workshop on the end.
Proposed here is the removal of the workshop and its replacement with a pair of terraced properties to match the remainder of the terrace. Integral parking would be included for each property.
Exactly the same scheme was refused under PA 01/2167 for reasons relating to additional traffic congestion from the manoeuvring and additional traffic after one objector raising a similar objection - no such objection was received from the Highway Authority. No review was sought of this decision.
There is, however, this time an objection from the Highway Authority on the basis of the garage doors opening over the highway.
I will write to the previous objector.
I have received nothing from the previous objector. I have, however, received further correspondence from the applicant following my letter of 31st March, 2005 which enquired why the PC should reach any decision other than that reached in the case of the previous application, how he can overcome the DoT's concerns regarding the opening of the garage doors. He does not address the previous reason for refusal but simply states that there is a variety of building types in Peel.
As the site lies within Peel's Conservation Area the PC should be looking to preserve or enhance the appearance of the site. What is there at present are garages/workshops which cannot be said to contribute positively to the CA. As such, their removal cannot be objected to in principle. Their replacement with something which is visually more appropriate could be viewed as an enhancement although the window detailing and garage doors shown fail to do this, in my view. They could be controlled by condition.
The matter of coming and going as cited previously as a reason for refusal is slightly more complicated and is not cited as a concern by the DoT. The inclusion of garaging as shown will present problems of entrance and egress in terms of the manoeuvring within the street and the potential conflict with pedestrians as drivers of emerging vehicles have no visibility before the driver is on the footway. However, again, what presently exists could present the same problems and possible with more comings and goings. The parking proposed will be tandem spaces which may lead to only one vehicle being parked within the garage and any others parked on the road.
Another consideration should be the development proposed on the site alongside. PA 04/1594 was refused initially and at review but the appeal was withdrawn after having been requested. The reasons for refusal included reference to the awkward relationship of the parking with the accommodation and limited amenity space. No reference was made to comings and goings or to the appearance of the garage door retained from the existing building fronting Stanley Mount. As such, that decision could be seen to be inconsistent with the previous one for this site.
I feel obliged to recommend refusal as no evidence has been provided to persuade the PC to depart from the previous decision but having looked at the proposal again and in the light of the decision on the site alongside, I'm not sure how sustainable this is.
Recommended Decision : Refused
Date of Recommendation : 15.04.2005
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 3.
This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
C 4.
The application for reserved matters must include provision for garage doors which both satisfy the Department of Tranport's concerns regarding opening over the footway/highway and at the same time present an acceptable visual appearance to the street. The application for reserved matters must also demonstrate that the elevations to Stanley Mount are sympathetic to the streetsceene in terms of detailing. The submitted plans are not satisfactory in both of the above respects.
N 5.
For water connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the Isle of Man Water Authority Planning and Projects Section, telephone 695958.
R 1.
The site falls within an area of Peel which has little availability for off-street car parking. Whilst the development of the site for two properties as proposed would have off-street parking in the form of intergal garaging, it is judged that the resultant manoeuvring of domestic vehicles into and out of the garages would lead to additional traffic congestion along Stanley Mount to the detriment of other highway users and pedestrians.
R 2.
Notwithstanding the above, the proposed window fenestration on the upper two floors and the appearance of the garage doors at street level would fail to reflect the style of the existing dwellings along Stanley Mount which would in turn be detrimental to the character and appearance of the terrace and the Conservation Area as a whole.
Decision Made : ... Committee Meeting Date : ...
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