372596

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                                                 25/91017/C
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 25/91017/C Applicant : Mr James Turpin Proposal : Change of use from hairdresser (Class 1.1) to self-service laundrette (Sui Generis) Site Address : 29 Michael Street Peel Isle Of Man IM5 1HD

Senior Planning Officer: Jason Singleton Photo Taken : Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 22.01.2026 __

Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions

C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

C 2. The laundrette shall operate only between 7:00 AM and 10:00 PM Monday to Saturday, and between 10:00 AM and 10:00 PM on Sundays and bank holidays.

Reason: To safeguard residential amenity and ensure the development aligns with General Policy 2 (g), which seeks to prevent adverse impacts on the amenity of local residents.

C 3. Prior to the commencement of the proposed use, full details / trade literature of the washing machines and dryers to be installed, including the manufacturer's specifications, operating noise and vibration levels, shall be submitted to and approved in writing by the Department. The approved machines and the total number of washing machines installed shall not exceed the approved number. Any replacement equipment must meet equivalent or improved noise and vibration standards. The approved machines and equipment shall thereafter be maintained in accordance with the manufacturer's specifications to ensure continued compliance with approved noise and vibration standards.

Reason: To ensure that the scale and intensity of use remains appropriate for the site and to mitigate noise and vibration impacts, in compliance with Environment Policy 22 and General Policy 2.

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                                                 25/91017/C
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This application has been recommended for approval for the following reason. The proposed change of use to a self-service laundrette is considered to align with relevant planning policies, including Strategic Policy 1, General Policy 2, Business Policy 1, Environment Policy 22 of the IOMSP 2016

Plans/Drawings/Information;

This decision relates to drawings and supporting information received on 12 December 2026.

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Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal:

DOI Highways - no objection __

Officer’s Report THE SITE 1.1 The application site is the curtilage of No.29 Michael Street Peel, the property sits to the north side of the highway (pedestrian street) and is characterised as a two storey property with the ground floor glazed as a shop front for its majority with a pedestrian width doorway. The first floor has two portrait windows above the shop front window and within the roof space is a dormer window for the majority of its width.

THE PROPOSAL 2.1 The application seeks to change the use of the ground floor from a hairdresser salon to a laundrette. Internally the front retail space would accommodate 4x washing machines and 2 dryers. To the rear of the ground floor layout would be a toilet and a kitchen store room. 2.2 There would be no changes to the appearance of the building.

PLANNING HISTORY 3.1 None.

DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site is in area designated as 'Mixed Use' under the Peel Local Plan Order 1989. The application site is within the Peel Conservation Area. 4.2. The site is not within a flood zone, nor does the site impact upon a Registered trees. 4.3 Strategic Policy The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application;

Spatial Policy 2 Peel designated as a service centre General Policy 2 General Development Considerations Environment Policy 22 Statutory nuisances 35 Preserve or enhancement for Conservation Areas Business Policy 1

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4.4 OTHER MATERIAL PLANNING CONSIDERATIONS In terms of other material considerations it is important to consider the following guidance and policy documentation for alterations to buildings within conservation areas; 4.5 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man; POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected. 4.6 Planning Circular 1/98 provides advice on the replacement of windows and suggests in Conservation Areas the method of opening is more important than the frame material but the original method of opening should be replicated where the originals are in place. 4.7 S18 Designation of conservation areas (4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act. 4.8 Planning Circular 1/98 "Buildings in Conservation Areas" states: "If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE THE SAME patterns and section of glazing bars and the same frame sections as the as the original windows. 4.9 Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2, (Conservation Areas); "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application... Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in the construction"

CONSULTATIONS 5.1 Highway Services; comment (19.12.2025); "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the site is in a sustainable location in Peel centre with good transport connections and access by foot." 6.0 ASSESSMENT 6.1 The following issues are relevant in the determination of this application; (i) Section 18(4) test (ii) Principle of development (iii) Impact on the Conservation area/street scene (iv) Impact upon neighbouring amenity SECTION 18(4) TEST 6.1 The property is situated within a Conservation Area, as such it is necessary to test the application under section 18(4) of the Town and Country Act (1999), see section 4.2 of this report, on whether the works would preserve or enhance the Conservation Area. The proposals as further assessed below will ascertain whether there is any detrimental visual impact from the use of the premises noting there are no external alterations to the front elevation. With this in mind and noting that the proposal is solely contained to the internals of an existing building, the proposals should not alter the wider Conservation Area as a whole, would pass the Section 18(4) test by helping to preserve the Conservation Area. PRINCIPLE

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6.2 The proposed change of use to a self-service laundrette aligns with the property's established mixed-use designation, supported by both extant and historic uses in the streetscene. The ground floor of the premises has long accommodated various commercial uses, which creates a clear precedent for mixed-use activities. This proposal upholds the intent of General Policy 2, as it conforms to land-use zoning and satisfies key considerations such as the "use" respecting the character of the locality and ensuring compatibility with the site's surroundings in terms of its proposals. 6.3 The development also accords with Business Policy 1, which encourages the growth of employment opportunities across the Island. The laundrette will generate jobs through the initial employment of staff during the setup phase and ongoing roles for cleaning staff and technicians and users at the business. These economic contributions are consistent with policy objectives to support sustainable employment and local business development. 6.4 Overall, the proposed laundrette is an appropriate use that follows the policy narrative that reinforces the site's mixed-use character, efficiently utilizes existing resources, and contributes positively to the local economy. CONSERVATION AREA 6.5 With regard to any adverse impact upon the existing conservation area and the character of the street scene, it is noted as being predominately mixed use and given the location of the scope of works to the internal of the property would not be contentious or introducing an incongruous feature/use. The proposal would not be out of character here and would have a neutral impact upon the conservation area helping to preserve the overall appearance of the street scene in accordance with EP35. NEIGHBOURING AMENITY 6.6 The property sits within an active street scene which could be considered the main shopping street to peel. Here the properties front onto the pavement of Michael Street with various uses such as commercial / retail units on the ground floor varying from furniture shops, cafes and newsagents to professional services like advocates and insurance businesses. Some occupy all the floors in the building but many have alternative uses to the upper floors which may include residential occupation. 6.7 The main concern here is in terms of any detrimental impact for any residential uses in the upper floors of this site and that of its neighbours, essentially through any statutory nuisance from noise or vibration. The applicant has noted the operation hours to be between 07.00 and 22.00hrs and mirrors that of the other business in the street (Chinese takeaway, Tesco's, co-op). The nature of the business would be open 7 days a week and all machines are installed on steel plinths to ensure stability and eliminate vibration. 6.8 The applicant notes; "All proposed equipment will be modern, low-noise, and energy- efficient. The highest operational sound level is 62 dB, comparable to a normal conversation. The machines' design, together with installation on anti-vibration steel plinths, ensures that no noise or vibration disturbance will be experienced by neighbouring properties". 6.9 The internal layout and floor space available of the shop naturally restricts the number of washing machines (four)that can be installed, which in turn limits the number of customers that can occupy the unit at any given time. Additionally, the nature of the wash cycles, operating at regular intervals and taking time to complete further serves to regulate customer usage, preventing overcrowding and minimizing potential impacts. These design features effectively contribute to controlling noise, vibrations, and general activity levels within the premises, ensuring that the laundrette operates without any detrimental impact on the character of the area. Furthermore, these considerations demonstrate a proactive approach to mitigating noise and vibration pollution, aligning with part (iii) of Environment Policy 22 and Gp2g.

7.0 CONCLUSION 7.1 In conclusion, the proposed change of use to a self-service laundrette is considered to align with relevant planning policies, including Strategic Policy 1, General Policy 2, Business Policy 1, Environment Policy 22 of the IOMSP 2016 and recommended for approval.

RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

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8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). 8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria. 8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.

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I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.

Decision Made : Permitted

Date: 26.01.2026

Determining Officer Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

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