25 July 2005 · Planning Committee (on review)
Creg Malin Hotel, Marine Parade, Peel, Isle Of Man, IM5 1pa
The application sought full approval to convert the existing basement, ground, and first floor levels of the former Creg Malin Hotel on Marine Parade, Peel, into flats (two on ground/basement, two on first floor), plus a two-storey side extension off the rear to create a seventh flat with basement parking.
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The Planning Officer noted the conversion of the main building was acceptable and residential use suitable, but the proposed two-storey side extension off the rear was not in keeping with the characte…
Policy CA12 in Planning Policy Statement 1/01
PPS 1/01 CA12 makes impact on special character a material consideration; proposals must preserve/enhance. Extension fails as it detracts from building's character without enhancement.
approved
Multiple consultees responded to planning application 05/00670/B, with Peel Town Commissioners recommending approval, IoMWA requesting water supply conditions, Department of Transport initially objecting on parking but later withdrawing the objection, and Disability Access Office specifying access requirements.
Key concern: The 14 parking spaces dimensions are inadequate to permit access for modern vehicles
Peel Town Commissioners
SupportRECOMMENDED FOR APPROVAL.
Department of Transport Highways Division
Conditional No ObjectionThe Department of Transport are prepared to withdraw their objection and the development incorporating the changes shown on drawing number 5027/6/A, 5027/6/A and 5027/11 has no adverse traffic impact on the surrounding highway network.; Objection: 1. The 14 parking spaces dimensions are inadequate to permit access for modern vehicles. 2. The doors to the basement open onto parking space number 1. 3. There are insufficient details to evaluate the vehicular access to the development.
Conditions requested: The Manx Roads 1 dimensions should always be used in new residential developments unless a relaxation is granted by the Department of Transport.; The width of the private parking space should be widened to a minimum of 3 metres to enable easier manoeuvring into and out of the car parking space.
IoMWA
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws.
Conditions requested: a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws.; For a change in the supply to a premises (domestic or commercial) the applicant should contact the IoMWA Byelaws Inspector (Les Quayle), tel. 69 59 57; For connections to Flats and Apartments the following apply - "Water Supply To Flats And Apartments – Regulations", and if applicable a "Form Of Undertaking In Respect Of Supply Pipes" will be required.
Disability Access Office
Conditional No ObjectionApartment blocks should meet the following requirements.
Conditions requested: Where parking is provided, which includes provision for visitors then five percent of unassigned spaces should be designated for disabled parking.; The ground or primary entrance level should include at least one entrance that is accessible to an unassisted wheelchair user.; Any sanitary facilities provided which are accessible to the public should include a disabled toilet.; All public corridors should be of sufficient width and free from obstruction as to allow a wheelchair user to pass other users of the corridor.; The primary entrance to all apartments should be of sufficient width as to be accessible by an unassisted wheelchair user.; Where apartments and/or parking are provided over more than one level then a lift should be provided of sufficient dimensions as to allow an unassisted wheelchair user to enter, turn around and use the controls.
The original application 05/00670/B to convert existing levels into flats and add an extension was refused by the Planning Committee on 25 July 2005, with a review refusal on 5 September 2005, solely on grounds related to the extension. The appellant argued the extension was set back 17m from the front, would match materials and details, remove unsightly elements, provide parking, and had support from Peel Town Commissioners and Department of Transport, with no neighbour objections. The Council defended refusal claiming the extension was out of scale, unsympathetic, and visible from front/side, harming the Conservation Area. The inspector acknowledged limited visibility but found the extension would unbalance the striking building, fail to preserve or enhance its character, and conflict with policy CA2 and Peel Local Plan, recommending dismissal.
Precedent Value
In Conservation Areas, extensions to prominent buildings must demonstrably preserve or enhance character even if setback and matching materials; arguments of limited visibility and local support do not override policy conflicts. Future applicants should provide Conservation Area appraisals and evidence of positive enhancement.
Inspector: David Ward
