28 November 2025 · Delegated - Principal Planner (Chris Balmer)
The Anchorage, Mill Road, Peel, Isle Of Man, IM5 1ta
The proposal involved erecting a single-storey detached garden building measuring 7m x 3m with a height of up to 3.65m, featuring a mono-pitched roof in dark grey fibreglass, composite timber cladding, and dark grey aluminium windows, including an internal mezzanine sleep deck.
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The officer concluded that the proposal conflicted with Strategic Policy 8 and Section 9.5 of the Isle of Man Strategic Plan, as it failed to deliver high-quality, sustainable tourist accommodation th…
Strategic Policy 8
Requires tourist development to make use of existing built fabric of interest and quality, not adversely affect environmental, agricultural, or highway interests, and enable enjoyment of natural and man-made attractions. The officer assessed the new garden building as failing this test, being a modern structure of modest scale lacking integration with historic fabric or character-led design to enhance visitor experience in Peel.
General Policy 2
General Development Considerations, including no compromise to neighbouring amenities (2(d)), positive environmental contribution via design/scale (2(b,c)), and no flood risk (2(l)). Satisfied on flood, highways, and limited visual impact due to screening, but failed on amenity from overlooking and neutral design contribution.
Business Policy 13
Permits tourist use of private residential properties only if not harmful to neighbouring residents' amenities. The elevated sleep deck window's overlooking risk directly failed this test for tourist accommodation.
Strategic Policy 2 - Priority for new development to identified towns and villages
Development focussed in existing towns and villages. Site in Peel town centre near cultural assets supported principle of development.
Environment Policy 10
Development and flood risk; raised garden location outside flood zone, no ground disturbance, accepted by DOI FRM subject to evacuation plan condition.
Environment Policy 13
Development and flood risk; similar to ENV10, mitigated by siting and condition.
Transport Policy 1
Proximity to existing public transportation services; 47m to bus stop supported sustainable location.
Transport Policy 7
Parking Provisions; existing two spaces adequate for modest scale if ancillary, but tourist use risked overspill without extra provision.
no significant negative impact upon highway safety, network functionality and/or parking as the site is in a sustainable location in Peel centre
no comment to make as they have not visited or been contacted by the applicant
do not oppose the development subject to a condition requiring the display of a flood evacuation plan within the building
Department of Infrastructure (DOI) Flood Risk Management Division responded with DNOC (Do not oppose subject to condition(s)) due to the site being in a high fluvial and tidal flood risk zone.
Key concern: current building is within a high Fluvial & Tidal flood risk zone
Department of Infrastructure (DOI) Flood Risk Management Division
Conditional No ObjectionDNOC; The current building is within a high Fluvial & Tidal flood risk zone and whilst the proposed Tourist Accommodation is on a raised garden area; A flood evacuation plan must be prominently posted in the building
Conditions requested: A flood evacuation plan must be prominently posted in the building
