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The site represents five parcels of land lying to the east of East Quay and alongside St. Peter's Lane. The five parcels include the coal yard between St. Peter's Lane and East Quay, the smithy to the south of the coal yard, the Viking Longhouse, Harbour View - an existing dwelling and outbuildings to the south of Harbour View. Behind this is vacant land to the rear of 7-10, Church Lane.
The site is entirely designated as Mixed Use on the Peel Local Plan which was approved by Tynwald in 1989.
The Plan contains the following policies and references which relate to this area:
2.4 IMPROVED MAINTENANCE OR REFURBISHMENT OF THE UPPER LEVELS WILL BE ENCOURAGED. A REASONABLY FLEXIBLE ATTITUDE WILL THEREFORE BE ADOPTED AS TO THE USE OF UPPER LEVELS WITHIN PREDOMINANTLY RETAIL AREAS IN ORDER TO PERMIT THEIR CONVERSION TO RESIDENTIAL OR OFFICE USE.
2.5 WITHIN THE CONSERVATION AREA FUTURE ALTERATIONS TO THE FACADES OR SHOP FRONTS OF RETAIL PREMISES WILL BE CLOSELY CONTROLLED IN ORDER TO AVOID THE FURTHER LOSS OF ORIGINAL FEATURES WHICH CONTRIBUTE SIGNIFICANTLY TO THE CHARACTER OF THE OLD TOWN.
2.6 THE REDESIGN OF SHOP FRONTS WHICH HAVE ALREADY BEEN CONVERTED WILL BE ENCOURAGED WHERE APPROPRIATE IN ORDER TO CONTRIBUTE SYMPATHETICALLY TO THE TOWN'S INHERENT CHARACTER.
3.5 OFFICE DEVELOPMENTS WILL GENERALLY BE RESTRICTED TO THE DESIGNATED CONSERVATION AREA WHICH REPRESENTS THE CENTRAL AREA OF THE TOWN, AND WHICH WILL BECOME MORE SIGNIFICANT AS AND WHEN FURTHER DEVELOPMENT OCCURS.
3.6 THE INTRODUCTION OF A DEGREE OF OFFICE PROVISION WILL BE ENCOURAGED AS PART OF THE STRATEGY FOR ENVIRONMENTAL IMPROVEMENT ALLIED TO THE SUPPORT OF THE RETAIL/COMMERCIAL SECTOR.
4.4 THE POLICY WILL BE TO ENCOURAGE THE TRANSFER OF INCOMPATIBLE USES IN THE QUAYSIDE AREA TO ALTERNATIVE SITES SUCH AS THE INDUSTRIAL AREA TO THE SOUTH.
4.7 IT IS INTENDED THAT THE MARKET PLACE SCHEME WILL FORM THE FIRST PHASE OF A LONG TERM PROJECT OF TOWN-WIDE ENVIRONMENTAL IMPROVEMENT WHICH WILL ENHANCE NOT ONLY THE MARKET PLACE BUT ACT AS A FOCAL POINT FOR TOURISTS AND VISITORS ALIKE.
4.12 IT IS SEEN AS ESSENTIAL THAT THE INTEGRITY OF THE TOWN BE RETAINED AND THAT ANY TOURIST RELATED DEVELOPMENTS MUST BE SYMPATHETIC TO AND COMPATIBLE WITH THE OVERALL ENVIRONMENT OF PEEL.
5.4 A POLICY OF REFURBISHMENT AND AMALGAMATION OF EXISTING PROPERTIES IN THE CONSERVATION AREA WILL APPLY IN ORDER TO ENSURE THE RETENTION OF THE HISTORIC AREAS BY THE ALTERNATIVE USE OF BUILDINGS IN THESE AREAS.
7.6 THE PRESENT MINIMUM STANDARD OF 1 SPACE PER 50 SQUARE METRES NETT WILL CONTINUE TO BE APPLIED. WHERE POSSIBLE THIS WILL BE ACCOMMODATED ON SITE ALTHOUGH PROVISION OF ANY SHORTFALL ON SITES WHERE THIS IS NOT POSSIBLE SHOULD BE
ACCOMMODATED WITHIN A REASONABLE DISTANCE. DISCRETION AS TO THE APPLICATION OF THESE STANDARDS WILL HOWEVER BE EXERCISED IF AN OTHERWISE ACCEPTABLE PROPOSED IS TO BE PREJUDICED, FOR EXAMPLE DEVELOPMENT OF OR NEAR A REGISTERED BUILDING, DEVELOPMENT IN CONSERVATION AREAS AND DEVELOPMENT IN AREAS WHERE THE EXISTING DENSELY DEVELOPED STREETSCAPE DEMANDS A PARTICULAR ARCHITECTURAL SOLUTION OR USE OF A PARTICULAR BUILDING LINE EITHER OF WHICH MAY INHIBIT THE PROVISION OF ON SITE PARKING SPACE OR A DESIRABLE SOLUTION IN TERMS OF ITS CONTRIBUTION IN CIVIC DESIGN TERMS.
7.7 A MINIMUM STANDARD OF 1.5 SPACES PER DWELLING IS APPLIED AT PRESENT. THIS MAY INCLUDE A GARAGE. DEPENDANT UPON THE LAYOUT OF THE AREA THIS PARKING MAY BE REQUIRED TO BE LOCATED BEHIND THE BUILDING LINE.
7.8 THE ABOVE STANDARD WILL HOWEVER NOT NECESSARILY BE UNIVERSALLY APPLIED. IN REDEVELOPMENT AND TOWN CENTRE LOCATIONS THE CAR PARKING REQUIREMENTS WILL BE DETERMINED WITH REGARD TO SPECIFIC CASES AND ON THE BASIS OF BED SPACES AND POPULATION GENERATED.
7.9 PARKING SPACES ARE TO BE PROVIDED OFF THE HIGHWAY FOR SERVICING BY COMMERCIAL VEHICLES IN ADDITION TO PROVISION OF CAR PARKING SPACES FOR PERMANENT STAFF (NOT NECESSARILY ON SITE). WHERE FEASIBLE, PARKING SHOULD BE PROVIDED FOR CUSTOMERS' VEHICLES. DISCRETION IN THE APPLICATION OF THIS STANDARD WILL BE NECESSARY IN THE CENTRAL AREA WHERE SUCH PROVISION MAY PROVE IMPRACTICAL.
7.10 SPACE FOR OPERATIONAL PARKING IE FOR LOADING AND UNLOADING, SERVICE VEHICLES WILL NEARLY ALWAYS BE REQUIRED WITHIN THE DEVELOPMENT SITE. IN THE CASE OF EXISTING SHOPS WITH ACCESS TO A REAR LANE, IT WILL BE A REQUIREMENT OF ANY PERMISSION FOR SIGNIFICANT REDEVELOPMENT THAT A LAY BY AT LEAST 2M DEEP BE PROVIDED ACROSS THE FULL WIDTH OF THE SITE.
7.11 CAR PARKING TO BE PROVIDED DEPENDING UPON THE PARTICULAR CIRCUMSTANCES AND LEVEL OF EMPLOYMENT OF THE INDUSTRIAL DEVELOPMENT IE SPACES SHOULD BE PROVIDED TO CATER FOR THE WORKFORCE EMPLOYED.
7.12 CERTAIN DEVELOPMENTS OF A SPECIFIC NATURE MAY BE PROPOSED WHICH WILL HAVE PARTICULAR PARKING REQUIREMENTS. THESE SHOULD BE CONSIDERED ON THEIR MERITS AND THE DEGREE OF TRAFFIC GENERATED, STAFFING LEVELS AND REQUIREMENTS FOR ACCESS BY THE GENERAL PUBLIC WILL BE FACTORS IN THE ESTIMATION OF THE LEVEL OF PARKING TO BE PROVIDED.
7.13 COMMERCIAL VEHICLE PARKING ON -STREET WILL BE DISCOURAGED. SITES FOR THE PARKING OF ADDITIONAL COMMERCIAL VEHICLES OFF-STREET, SHOULD BE IDENTIFIED POSSIBLY WITHIN THE INDUSTRIAL AREA.
7.14 CAR PARKING PROVISION WHICH IS REQUIRED AS A RESULT OF CETRAL AREA DEVELOPMENT MUST BE ACCOMMODATED WITHIN THAT SECTION AND WILL NOT BE PERMITTED IN THE ADJOINING RESIDENTIAL AREAS.
7.17 A TRAFFIC SCHEME FOR THE TOWN WILL BE PREPARED BY THE DEPARTMENT OF TRANSPORT AND ON-STREET PARKING RATIONALISED.
7.18 DISCRETION IN THE APPLICATION OF PARKING STANDARDS WILL BE APPLIED IN CIRCUMSTANCES WHERE SUCH PARKING IS CONSIDERED IMPRACTICAL OR UNDESIRABLE.
7.19 THE AVAILABILITY OF LAND BEHIND BUILDINGS IN THE OLD TOWN SHOULD BE INVESTIGATED IN ORDER TO DETERMINE WHETHER CAR PARKING CAN BE ACHIEVED IN AN ENVIRONMENTALLY SATISFACTORY MANNER.
9.14 PEEL TOWN COMMISSIONERS WILL BE ENCOURAGED TO PROMOTE THE OVERALL POLICY IN ORDER TO ENSURE THAT THE COMMITMENT AND INVOLVEMENT OF THE PEOPLE OF PEEL IS MAINTAINED.
9.15 THE CHARACTER OF THE CONSERVATION AREA SHOULD BE ENHANCED BY POSITIVE SCHEMES OF ACTION WHICH WILL APPLY TO AREAS AND INDIVIDUAL BUILDINGS AND INCLUDE THE HISTORIC PATTERN OF STREETS AND SPACES.
9.16 PARTICULAR ATTENTION WILL BE PAID TO THE ALTERATION OR EXTENSION OF A BUILDING WITHIN THE CONSERVATION AREA WHICH MUST BE CARRIED OUT IN A MANNER SYMPATHETIC TO EXISTING BUILDING AND ITS SETTING.
9.17 ANY NEW BUILDING WILL ONLY BE ENCOURAGED IF IT CONFORMS TO HIGH STANDARDS OF DESIGN AND IT RESPECTS THE SCALE AND CHARACTER OF ITS SURROUNDINGS.
The Plan also encourages the environmental upgrading of East Quay, relocating inappropriate industrial uses to the industrial area (10.2 and 10.9) and that mixed uses are proposed for the East Quay which would permit and encourage essential harbour-related industrial uses (10.3) but also that tourist/lesiure facilities, appropriate commercial facilities and residential/office development at upper levels is to be encouraged and that this is of particular relevance to the original warehouses and historic buildings in the vicinity.
What is clear is the importance of a refurbishment/regeneration scheme for East Quay particularly relocating inappropriate uses and upgrading the fabric. The Department undertook a scheme for this in the 1990s. This study was not ever adopted or implemented and since then the museum has been erected not on the East Quay as was a suggestion in this study, but in the boatyard. The study focussed on possible new uses for existing fabric on the Quay and like the local plan encouraged the retention of buildings of interest and renovation thereof and relocation of industrial uses to the area to the south.
Tynwald approved a resolution in June, 2003 which states "That Tynwald in recognising the importance of the built environment of the conservation area in Peel, also recognises the need for a design study of East Quay, Peel and requests that the Department of Local Government and the Environment under Section 12(4) and (5) of the Town and Country Planning Act 1981 carry out such a study in consultation with landowners, neighbours, local authorities and the Centre for Manx Studies and report to July, 2004." This report was compiled and includes reference to "some consideration should be given to how the site between these two [the Viking Longhouse and the coal yard redevelopment] can also develop and some form of stepped development would seem most appropriate with maybe a courtyard to further develop the economic potential of the quay". Reference is also made to car parking - 1 residential space per 1-2 bedroomed unit and 2 spaces for
larger units and be placed so as not to be visible from the quayside. The residential units are mostly 2 bedroomed, 24 and 25 could possibly be 3 bedroomed units and unit 4 has one bed. No spaces are provided for staff or customers of the shops and cafe. However, if adequate space were to be provided this would dominate the scheme contrary to the suggestions of the local plan.
Proposed here are enabling works to be undertaken pending the resolution of some of the details of the approved scheme. This involves the demolition of the existing coal yard single storey low pitched roofed building (which has already been undertaken in line with the original planning approval), the provision of a roof on the Viking Longhouse, demolition of a rear extension to "Harbour View" together with the single garage and porch which have also been undertaken with the involvement of the owners of the adjacent property.
The approval granted most recently required that no work be commenced unless all of the land within the defined site is within the applicant's ownership and control. The application is, I understand experiencing problems in purchasing all the land and wishes to make a start on the approved scheme but cannot do so. As such he wishes to demolish those parts of the site which are not attractive or which need to be removed to enable the approved scheme to be undertaken.
The new roof on the Viking Longhouse will be natural slate which is appropriate and will be raised by up to 250mm to accommodate the lift shaft for the approved apartments. His in my view has no detrimental impact on the building which would benefit from a roof.
The Conservation Area will not, in my view suffer as a result of the demolition and removal of the elements which are to be demolished, even if nothing were to be erected in their place. The existing coal yard building is unattractive.
Planning approval is in place for the redevelopment of the coal yard under PA 02/1869.
Planning approval is also in place for an amended scheme - PA 05/1363. The Planning Committee approved the application and discussed the requirement for the provision of affordable housing as the scheme involves more than 8 dwellings, albeit that many of the units have already had approval in the form of PA 02/01869 with no such requirement. After considering the likely additional cost of development as a result of the Conservation Area status and Design Brief, the Planning Committee resolved not to require the provision of affordable units.
Peel Town Commissioners raise no objection.
The occupant of Reayrt Cruink expresses concern at the appropriateness of the new building (there are to be none in this application) and the structural integrity of her property once demolition is undertaken.
The Society for the Preservation of the Manx Countryside and Environment support the application.
Peel Town Commissioners is a statutory authority and as such should be afforded party status in this instance.
The occupant of Reayrt Cruink should be afforded party status as they are immediately adjacent to the site.
The Society for the Preservation of the Manx Countryside and Environment is not directly affected by the proposal and should not be afforded party status in this case.
Recommended Decision: Permitted
Date of Recommendation: 08.05.2006
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the demolition of the coalyard, smithy building, rear extension of Harbour View and the porch and garage and to the re-roofing of the Viking Longhouse, all as shown and described in drawings 05-SH-570-300, -320, -321, -322, -323 and -324 all received on 23rd December, 2005.
Decision Made: ... Committee Meeting Date: ...
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