Street Heritage Developer Case Statement

Planning Statement - Case For The Developer

Ref: 08/01299/B

APPLICATION FOR APPROVAL FOR INSTALLATION OF A LANTERN ROOF LIGHT

QUIRKS COALYARD, SMITHY SITE, VIKING LONGHOUSE, EAST QUAY, PEEL, ISLE OF MAN

Development Background

Mariner's Wharf is situated on Peel Quayside. It comprises of Harbour View a renovation, The Viking Longhouse a renovation and the Net Loft a new build. Permission has been granted under application for a flat roof over run structure/lattern, meaning lift access can only be gained to the third floor meaning the penthouse would not have lift access. It has been under construction since 2005 and is nearing practical completion.

Background to the Developer

Street Heritage was founded 15 years ago by Jonathan Irving a Peel resident to work within the town's conservation area. The company in its formative phase specialised in the restoration of small fisherman's cottages and shops. These projects, although small, kept the capital investment more manageable and chiefly reflected a lack of confidence in Peel as a place to live and work. There was a fundamental negative perception of Peel, generally due to the number of derelict and abandoned buildings that dotted and made up the streetscape of the town. As a result few were willing to invest resources in the town, meaning the concept of buying a home in Peel was often frowned upon. As a result a company ethos evolved to champion the streetscape of Peel, recognising and identifying Peel's buildings and its core strengths such as 'community focus' as core but cultural assets as well as its historical and 'quirky' environment. Our projects grew as confidence in the town grew, partly because of our work. However to be successful in selling our projects and more widely Peel, we learnt quickly in this highly speculative market that we had to optimise and evolve the projects according to market forces and demands, working and adapting to clients' requests to deliver a high quality of life whilst recognising we were working in a conservation area. Without this evolution and flexibility the very foundation of our business and these dilapidated buildings is removed and thus undermining the commercial reality we have to work under. It involved therefore in the first instance understanding the sites' historic connections and devising schemes and their premises based upon some key questions such as:

The Street Heritage Design Framework:

What was the purpose of this building and the surrounding area? Was it functional as in the case of the Viking Longhouse or is to a certain degree aesthetic as in our renovation projects at the Methodist Chapel at Christian Street (a project undertaken by us in 2002)? How do we ensure these projects are commercially viable in the 21st century given prevailing market forces?

Net Loft Tower - Case

The design concept of Mariner's Wharf in its entirety we would contend was predicated upon the site's industrial past, being influenced by desk research but more pertinently the streetscape of Peel itself and photographs from the 19th century. At the core of the development is the Viking Longhouse, which for many years lacked a roof and was in a parlous state as it rapidly fell apart. However it is and remains arguably one of the most significant and well known buildings in Peel, certainly one of the most historic.

As can be seen from the photos (appendix 1), it is of functional design ascending five storeys from the 'working quayside' through striking and bold vertical elements, it provides an industrial feel to the entire area. Appendix 1 also illustrates the development in the context of Peel's streetscape.

At the summation of the building is a pitched roof partly functional but partly aesthetic we would argue. Indeed a wider panacea of the quayside reveals two key design elements, namely vertical elements and a number of pitched roofs and it is here we feel the original permission granted for a flat roof structure over the lift over run fell short. It would be 'incongruous' and arguably short sighted on our part to ignore the elements introduced by Harbour Masters Office, the Longhouse, the Kipper Smoke Houses and more pertinently the House of Mannanan which also disguises a lift overrun.

Walking along the quayside reveals that the Net Loft occupies the 'mid point' of the quayside vista and rather than introduce surprises of design we would contend it continues a vertical but industrial rhythm that typifies the quayside. It would therefore be nonsensical to simply leave a flat roof as proposed. It fundamentally from an aesthetic argument imparts no rationalisation as there is very little precedent in the surrounding area for big bulk structures. Everything is pitched and reflects confidence in the area and identifies Peel and its past. Hence during the construction phase we felt in response to talking to clients and after dealing with the 'cold face' of the build that we had opportunity to strengthen and enhance the development but based upon intrinsic feel of the development. We needed more light at the top of the stairwell and required in order to achieve the asking price for the penthouse we needed lift access.

Moreover to build a flat roof would require a quite bulky and cumbersome structure, which would be unjustified given the surroundings. This would do little to enhance the development in fact we would argue it would detract from it and the surrounding area. To remove it would also be seriously costly both financially and time wise and for what purpose? We respectfully request that with reference to the above and appendix 2 (i.e. notes of support from other parties) that the committee's decision is overturned and the application be approved.

Jamie Irving, Director, Street Heritage

November 2008

Attached:

Appendix 1 - Development photos and wider examples of 'industry' towers

Appendix 2 - Notes of support