5 August 2004 · Planning Committee on review
Garage And Store Room, 13, Christian Street, Peel, Isle Of Man, IM5 1nw
The site is occupied by a single garage and store between Nos. 11 and 15 Christian Street in Peel town centre, within the Conservation Area. The proposal was to demolish this flat-roofed garage and erect a three-storey dwelling matching the height and style of nearby properties, particularly No. 11.
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The Planning Committee and Inspector determined that the proposal would remove an existing off-road parking space currently used for storage but with potential for vehicle parking off the highway, whi…
Peel Local Plan parking policy
Policy 7.7 requires a minimum of 1.5 parking spaces per dwelling, which may include a garage and be located behind the building line depending on layout. The proposal failed as it removed the existing garage space without replacing it or providing equivalent for the new dwelling. In town centre redevelopment, standards are assessed case-by-case based on bed spaces generated, but here the impact on the constrained area was deemed unacceptable.
Peel Local Plan parking policy
Policy 7.8 states the standard will not be universally applied in redevelopment and town centre locations, with requirements determined on specific cases considering population generated. Despite this flexibility, the Committee and Inspector judged the site's central location on a key road with limited parking justified strict application, prioritising protection of existing and future off-highway provision.
Recommend that approval be given
DOT Highways objected to the application due to loss of off-road parking and added pressure on on-street parking in Peel town centre; they maintained their objection at review. Peel Town Commissioners recommended approval. Mr C Cover, the applicant, requested a review highlighting safety issues with the existing garage.
Key concern: loss of off-road parking and added pressure on on-street parking in town centre
Department of Transport Highways Division
ObjectionNot only does this application remove and off-road parking space, it proposes a dwelling in its place. The proposed dwelling cannot provide off-road parking resulting in further pressure on on-street parking on an important District Distributor Road in Peel Town Centre, where parking is at a premium. The classic double whammy.
Department of Transport Highways Division
ObjectionThe Highways Division does not wish to make further representation to the forthcoming review, beyond the response in the letter dated 1 June 2004.
Peel Town Commissioners
SupportPeel Town Commissioners have recommended for approval the plans so they obviously do not have an issue with any parking problems.
The original application (04/00982/B) for erection of a dwelling replacing an existing garage adjacent to 15 Christian Street, Peel, was refused by the Planning Committee primarily due to loss of a valuable off-road parking space and additional parking demand on Christian Street, a District Distributor Road. The appellant argued ample public parking opposite, safety issues with the existing garage, prior approvals including a lapsed 1992 permission on site and recent apartments without off-road parking, and design in keeping with the area. The Planning Committee defended the refusal emphasizing Highway Authority objections and parking pressures despite no harm to Conservation Area character. The inspector agreed the design was acceptable but found the parking harm significant in Peel town centre, rejecting reliance on public parking and dismissing the appeal. The Minister confirmed the dismissal on 10 January 2005.
Precedent Value
This appeal emphasises that in town centres on key roads, loss of any off-road parking and failure to provide for new dwellings is decisive even if design is acceptable and public parking exists nearby. Future applicants must demonstrate on-site parking provision or exceptional circumstances to succeed.
Inspector: David G Hollis
