24 June 2014 · Planning Committee
Braeside, Glenfaba Road, Peel, Isle Of Man, IM5 1bx
The proposal involves building two semi-detached two-storey houses on a vacant plot between 54 and 52 Glenfaba Road in Peel, within the Peel Conservation Area. The houses would match neighbouring properties with natural slate roofs, smooth painted render walls, uPVC windows and doors, and single-storey front porches.
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The officer assessed the proposal against General Policy 2, Environment Policy 35, and Transport Policy 7, finding it acceptable despite non-compliance with parking standards.
General Policy 2
Requires development to respect site and surroundings in siting, scale, design; not adversely affect character, amenity, road safety or traffic. Officer found proposal complies as it improves terrace integrity, provides satisfactory amenity with 5-6m separations, and parking relaxation acceptable given locality capacity.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character. Proposal enhances by infilling gap site discordant with terrace, screening power station, with sensitive design matching neighbours.
Transport Policy 7
Requires parking per Appendix 7 standards (2 spaces per dwelling). No spaces provided, but relaxation justified by streetscape/Conservation benefits, proximity to bus routes/town centre, and traffic surveys showing ample on-street spaces.
Strategic Policy 4
Requires protection/enhancement of Conservation Areas. Conservation Officer confirmed infill enhances character by closing gap and improving elevations over prior approval.
Environment Policy 32
Relevant to Conservation Areas per Conservation Officer; proposal acceptable as it protects special character.
Environment Policy 34
Relevant to Conservation Areas per Conservation Officer; proposal acceptable.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Requires consideration of impact on Conservation Area character and setting/views. Infill acceptable as gap view is negative (power station), enhancing terrace continuity.
Time limit
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Roof materials
The roof(s) must be finished in dark natural slate. Reason: In the interests of the character and appearance of the site and surrounding area.
Front windows
All windows in the front elevation must be sliding sashes as shown by approved drawing POl Rev D date stamped 12th May 2014. Reason: In the interests of the character and appearance of the site and surrounding area.
Front doors
The front doors of the approved dwellings must have a woodgrain effect finish and be finished in blue or such other colour as may be agreed in writing by the Planning Authority prior to the installation and shall be retained as such thereafter. Reason: In the interests of the character and appearance of the site and surrounding area.
New front wall
The new wall shall be completed within 2 months of the occupation of the dwelling and shall be retained thereafter. Reason: In the interests of the character and appearance of the site and surrounding area.
recommends that the applicant contact them prior to the commencement of works
scheme is judged to be an improvement on that previously approved in 2010 and is therefore considered acceptable in terms of its impact on the character of the Conservation Area; recommended for approval
Multiple responses object to planning application 14/00258/B primarily due to lack of off-street parking provision in an area with existing parking constraints; Peel Town Commissioners and Highways Division recommend refusal, while Manx Electricity Authority requests consultation.
Key concern: lack of off-street parking provision
Peel Town Commissioners
ObjectionThe Commissioners are concerned at the lack of off-street parking provision within the application. RECOMMEND FOR REFUSAL.
Highways Division
ObjectionHighways still recommend refusal on the grounds of no off street parking spaces being provided.; The applicant could provide a minimum of one off street parking spaces per dwelling
Manx Electricity Authority
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority.
Conditions requested: condition of planning be that the applicant must contact the Authority
