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CONSERVATION AREA CONSENT FOR THE DEMOLITION OF COMMERCIAL GARAGES AND CAR SHOWROOM AND RELATED STRUCTURES, ON THE EMPIRE GARAGE SITE, MARINE PARADE, PEEL, ISLE OF MAN.
February 2019
Hugh Logan Architects The Old Chapel 32-34 Malew Street Castle Town IM9 1AF
1.0 Introduction 2.0 Site Overview 2.1 Site A Description 3.0 Environmental Protection 4.0 Merits of the Proposals
Appendix A Schedule of Application Drawings Appendix B Site Location Plans Appendix C Site Context Study Appendix D Peel Conservation Area; Map No 3 Referred to in the Town and Country Planning (Permitted Development) Order 1990
Hugh Logan Architects has been appointed to prepare three separate detailed planning applications for the proposed redevelopment of the Empire Garage sites on Marine Parade, Stanley Road and Cross Street, Peel. 1.1 These separate applications propose the demolition of the existing commercial garages, workshops, car showroom and miscellaneous structures across the three sites. The redevelopment proposals, across the three sites, provide a mix of commercial / retail units (use classes 1, 2 and 3) (totalling 280sqm) and residential accommodation, with a combined total of 26 No. apartments and 5 No. Town Houses, with on-site parking. 1.2 All three sites are located within the Peel Conservation Area, as identified on the Peel Conservation Area Map (1990); Map No 3 referred to in the Town and Country Planning (Permitted Development) Order 1990. (See Appendix D and Section 3 - Environmental Protection, of this report, for further details). 1.3 As identified within the Peel Written Statement, Local Plan (1989). All three sites fall within the 'Mixed Use' designation zone of the city. The 'Mixed Use' designation, as cited within the Peel Local Plan (1989), identifies the following policies relating to the following uses:
1: Commercial / Retail 2: Offices 3: Tourism and Transport 4: Residential Old Town
All three sites are located in central Peel, within close proximity to public amenities, including shops, public transportation and recreational facilities as well as other commercial premises.
Site A is located along Marine Parade and accommodates garage workshops and car showroom. Site B is located at the bottom end of Stanley Road and accommodates a sales office, workshop and related garage stores. Site C is located on Stanley Road and Cross Street and provides a sales office, garage workshops, stores and raised vacant grass land to the rear of the property, on which stands a single block of garages.
Site Plan
The redevelopment proposals provide:
Site A: Retail & Residential – Commercial at street level, Apartments above. Site B: Retail & Residential – Commercial at street level, Apartments above. Site C: Residential – Town Houses and Apartments.
The mix of retail and residential accommodation across the three sites has been carefully considered. The redevelopment proposals for Site A and Site B provide a mix of retail and residential accommodation. Whilst the proposals for Site C are solely for residential development (including affordable housing).
As each site is being treated separately, the following statement relates only to Site A.
Archive photos identify several structures on the site dating back to the early 1800s, to present-day. While the site has accommodated several buildings on the site, it wasn't until the early 1950s the site was used as a vehicle maintenance garage and car showroom. The car showroom appears to have been extended in the early 60/70s, with the current car showroom extension added in 1994. (See Appendix C, Figs 2-4 & 7,9,10 of the Site Context Report for further details).
The level site accommodates a commercial car showroom, workshops and offices, with its main frontage on Marine Parade. The single storey car showroom continues along Marine Parade to its junction with Shore Road and Stanley Road. 2.1.3 The site is immediately neighboured by Town Houses, to the north, being the prominent residential properties of 'Thie Ny Treisht', 'Bay Vista', 'Castle View', 'Rock View' and 'Ballaquane House' which are a distinct feature along Marine Parade. These five residential properties, predominately 3 storeys in height lie adjacent to the main garage workshop (1). (See Appendix C, Fig 11, 15-20, 39, 39a and 39b of the Site Context Report for further details). 2.1.4 The main garage workshop (1) is of masonry construction with a pitched roof of fibre cement roofing sheet panels. The rendered gable end façade, runs parallel to Marine Parade, providing vehicular access into the workshop. (See Appendix C, Fig 39a, 39b and 41 of the Site Context Report for further details). 2.1.5 The car showroom (2), neighbouring the main workshop, is of masonry construction with a pitched roof covering. The showroom was extended in 1994, providing a full height showroom window display, metal cladding panels, flat roof construction and signage (See Appendix C, Fig 39a, 39b and 41 of the Site Context Report for further details). The showroom continues around to the junction of Stanley Road and Shore Road. At the junction, there is a reduced width pedestrian pavement and vehicular access which both lead to Gib Lane. White lining on the highway denotes splay lines for vehicles access, from Gib Lane on to Marine Parade \& Shore Road. (See Appendix C Figs 41 of the Site Context Report for further details). 2.1.6 The car showroom and garage back on to Gib Lane, which is a public right of way. The lane provides pedestrian and vehicular access along the eastern boundary of the site. This two way 3 m wide lane provides access to numerous private/domestic garages and residential properties. Going further north, the lane continues to the junction of Christian Street and Walpole
Road. (See Appendix C, Fig 41-45 of the Site Context Report for further details).
There are three main vehicular access points into the commercial premises on Site A. Two are located off Marine Parade, accessing the garage workshop and car showroom. The other access point is off the junction of Marine Parade and Stanley Road providing access into the car showroom. (See Appendix C Fig 39a, 39b and 41 of the Site Context Report). 2.1.8 There are no off-street parking facilities within the curtilage of this site. Staff and visitors to the garages currently use either on street parking along Marine Parade or the parking facilities on Marine Parade car-park.
In the absence of a Conservation Area Appraisal, a study of the local site context was undertaken by HLA to identify conservation interest and potential contextual references of merit that may influence the redevelopment of the site. (See Appendix C, Site Context Report, for further details). 2.1.10 Owing to the site's location within a Conservation Area, the proposals for demolition of the existing structures, in accordance with Environment Policy 39, of the Isle of Man Strategic Plan 2016 and Planning Policy Statement 1/01: CA6, are addressed in Section 3 of this report.
A limited number of historical planning applications (dating from 1988 to 2003), are noted below. The approved planning applications, include new showroom signage and extension of the existing car showroom. Application No:
2.1.12 In summary, whilst the long history of the site has seen several structures located on it, very little, if any of these structures remain today. The sites current use as a vehicle maintenance garage dates back to the early 1950's, with the facilities being extended in the early 1990's. However, neither the garage workshop or car showroom are considered to have any architectural, civic or conservation value. The applicant considers the proposed demolition of these building structures should be granted.
The redevelopment proposals provide three retail units (totally 198sqm) and seven 2 bed apartment units, replacing a failing light industrial premises along a prominent residential location within the Conservation Area of the city. The design proposals have been carefully and sympathetically prepared to reflect the immediate and local vernacular of its context, while also establishing a design narrative that contributes and enhances the visual impact along the 'Marine Parade'. Please refer to the concurrent planning application, (submitted on 22.02.19), for details of the redevelopment proposals.
3.0.1 Environment Policy 39 of the Strategic Plan requires that:
The general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the Conservation Area.
The existing commercial garage showrooms, workshops, external stores and sales offices provides no historical, architectural, civic or conservation value to Peel. It is therefore proposed these structures are demolished, allowing the proposed redevelopment of the site to provide additional commercial space and residential accommodation in a form that will preserve and enhance the character and appearance of the Conservation Area. 3.0.2 Policy CA/6 of Planning Policy Statement 1/01 deals with Demolition and states that:
Any building which is located within a Conservation Area and which is not an exception as provided above, may not be demolished without the consent of the Department. In practice, a planning application for consent to demolish must be lodged with the Department. When considering an application for demolition of a building in a Conservation Area, the general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the Conservation Area. Similar criteria will be applied as those outlined in RB/6 above, when assessing the application to demolish the building, but in less clear cut cases, for example, where a building could be said to detract from the special character of the area, it will be essential for the Department to be able to consider the merits of any proposed new development when determining whether consent should be given for the demolition of an unregistered building in a Conservation Area. Account will be taken of the part played in the architectural or historic interest of the area by the building for which demolition is proposed, and in particular of the wider effects of demolition on the building's surroundings and on the Conservation Area as a whole.
The garage workshops, stores and car showroom, located on the site, do not provide any positive contribution to the character or appearance of the Conservation Area. The applicant considers the proposed demolition of these building structures are not in conflict with the Policy CA/6
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