**Document:** Planning Officer Report **Application:** 11/01055/C — Change of use of existing ground floor education room to a coffee bar **Decision:** Permitted **Decision Date:** 2011-09-16 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/1396-german-house-of-manannan-change-of-use/documents/1253091 --- # Planning Officer Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report THE APPLICATION IS BEFORE THE PLANNING COMMITTEE FOR DETERMINATION AS THERE ARE 5 OBJECTIONS INCLUDING ONE FROM THE LOCAL AUTHORITY. ### The Site The application site is the curtilage of the House of Manannan Heritage Centre, Mill Road, Peel. It is located to the south east of Peel Harbour on the corner of Station Place and Mill Road. The application site is identified as "Car Parking" on the Peel Local Plan but has been the site of the popular House of Manannan Visitor attraction since 1997 which was constructed using part of the Old Peel Railway Station, the rest of the building was new build. There is still a large area of car parking to the south west of the House of Manannan which is used in connection with the application site. The site is also in the Peel Conservation Area. ### The Proposal The application seeks approval for the change of use of the existing ground floor education room to a coffee bar. There are no external alterations proposed. ### Planning History The Heritage Centre was granted planning approval in the early 1990s under planning reference 93/01626/B. ### Development Plan Policies The application site is in an area zoned as "Car Parking" identified on the Peel Local Plan, though there is an established use as the House of Manannan which is a Heritage Centre as well as a popular tourist attraction. It is also in the Peel Conservation Area. It is appropriate to consider Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007) and the Peel Written Statement Planning Circular 6/89. ### Consultations Peel Commissioners have objected to the application. In their objection they have identified that there are ample facilities in Peel to provide such refreshments. The Commissioners feel that it would be of general benefit to the Town's retailers if visitors to the House of Manannan visit the Town centre for such refreshments. When the House of Manannan originally received planning approval a similar proposal for tea/coffee facilities was opposed by the Commissioners. The Commissioners also comment on the loss of the current educational room. Highways Division has not commented The Director of Davison's, Castlebay, Seafoods Ltd, Mill Road, Peel has objected to the application. Their objection can be summarised as follows, that there are already enough establishments which serve refreshments. The cafe will not attract more visitors to the Town but will dilute existing trade and lead to possible redundancies. Manx National Heritage supported by the Isle of Man Government should not be directly competing with existing businesses. The original planning application to build the Heritage Centre was placed that it was a condition of the planning that no retail catering facility was to be allowed within the town centre. The owner/occupier of 8 The Waterfront, Moragh Promenade, Ramsey objects to the proposal. In summary their objection highlights the number of existing catering businesses within a one mile radius of the museum. There are also concerns that a reduction in business may lead to serious job losses. Whilst they appreciate that Manx National Heritage must look at ways to diversify and increase its income, they feel that it is immoral to do so at the cost of other businesses in Peel. The owner/occupier of 13 Lyndale Avenue, Peel has objected to the proposal. In summary, they have questioned the necessity of this additional coffee and food outlet in Peel. There has been a reduction in trade due to the present financial climate. Many of the visitors to the House of Manannan make their way to local cafes in Peel following their visit. The Director of The Creek Inn, Station Place, Peel have concerns with the proposed development. In summary they are concerned that the proposal to include a cafe is against the original planning permission. They believe that there are already ample facilities. They supply benches within the curtilage of the House of Manannan at considerable cost. Inappropriate for MNH to move in to a market already being provided by the Private Sector. It will lead to an over supply of facilities and will be left to the Private Sector to pick up the costs. The proposal will discourage visitors from leaving the House of Manannan to visit Peel. Why is money being spent on this rather than fixing or mending their existing attractions. ## Assessment The application site has an established use as the House of Manannan Heritage centre. The café would be operated in conjunction with the House of Manannan. One of the education rooms on the ground floor would be utilised in order to provide the café facilities. An indicative plan shows that the café would provide approximately 10 seats. Given that the area the café would occupy is small relative to the Heritage Centre as a whole and that the café is intended to be for visitors of the Centre, it could be argued that the use would be ancillary and thus may not even require planning approval. Nevertheless an application has been submitted and falls to the Committee for determination. The main issues to consider are: the impact on the Conservation Area; land-use compatibility and highway implications. ### Impact on Conservation Area: Environment Policy 35 will only permit development in Conservation Areas where it would enhance or preserve the character or appearance of the Area, and ensure that the special features contributing to the character and quality are protected. The proposed development does not include any alterations to the external appearance of the building. It is considered that the change of use would have a neutral impact on the building and Conservation Area in terms of character and appearance. ### Land-use compatibility: Paragraph 4.11 of Planning Circular 6/89 states: It is anticipated that tourism will become increasingly important to the economy of Peel and will exert pressure on the fabric of the town. 4.12 It is seen as essential that the integrity of the town to be retained and that any tourist related developments must be sympathetic to and compatible with the overall environment of Peel. The Quay side is an area of Mixed Use identified on the Peel Local Plan, there is a mixture of residential properties, restaurants, public houses and takeaways. It is considered that the proposed change of use would be compatible with the other uses along the Quayside and would not adversely affect the amenities of local residents. The applicant has indicated that having café facilities on site would encourage more people to visit the House of Manannan therefore having a positive impact on the tourism industry. ### Highway Impact: There is an existing car park provided for visitors to the House of Manannan which is considered to be sufficient. The Highways Division have not submitted any comments. ### Other matters: A number of the objectors have mentioned that in the original planning application to build the Heritage Centre there was a condition placed on the approval, that no retail catering facility was to be allowed within the centre. Having looked at the Schedule of Conditions for PA 93/1626 there is not a condition that restricts this. The other concerns are regarding the number of existing catering businesses within the vicinity of the House of Manannan which may be affected by the proposed development. Commercial competition is not a material planning consideration and thus cannot be taken into account in the determination of the application. For the above reasons the application is considered to be acceptable and is recommended for approval. ## Party Status The local authority, Peel Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status. The Director of The Creek Inn, Station Place, Peel is not considered an "interested person" under the criteria set out in the Town and Country Planning (Development Procedure) Order 2006 2 (2) (b), and as such is not afforded party status. Their objections can be summarised as having concerns relating to commercial competition. The Director of Davison's, Castlebay Seafoods Ltd, Mill Road, Peel is not considered an "interested person" under the criteria set out in the Town and Country Planning (Development Procedure) Order 2006 2 (2) (b), and as such is not afforded party status. Their objections can be summarised as having concerns relating to commercial competition. The owner/occupier of 8 The Waterfront, Mooragh Promenade, Ramsey is not considered an "interested person" under the criteria set out in the Town and Country Planning (Development Procedure) Order 2006 2 (2) (b), and as such is not afforded party status. Their objections can be summarised as having concerns relating to commercial competition. The owner/occupier of 13 Lyndale Avenue, Peel is not considered an "interested person" under the criteria set out in the Town and Country Planning (Development Procedure) Order 2006 2 (2) (b), and as such is not afforded party status. Their objections can be summarised as having concerns relating to commercial competition. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 06.09.2011 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : 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 change of use of existing ground floor education room to a coffee bar as shown in drawings 10/2339/01 and 10/2339/02 received 28th July 2011. I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005 Decision Made : _Approved_ Committee Meeting Date : _15/09/11_ Signed : _L. De_ Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate YES/NO --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/1396-german-house-of-manannan-change-of-use/documents/1253091*