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The site relates to the neighbourhood centre on the Ballawattleworth Estate, Peel. As part of the approval under PA 03/791, there was to be a pub, two shops and a takeaway with flats over, a Dr's surgery and a nursery. The Dr's surgery is no longer required by the DHSS and the Department is pursuing other ideas to meet its needs. An amendment was recently approved to alter the car parking arrangements behind shop 2 to allow better access to the takeaway. It is now proposed to erect four shops with apartments over in place of the Dr's surgery.
The dwellings approved to the north of Poortown Road add up to 270 dwellings. There is potential for an additional 20-25 dwellings off Ballaquane Road. There is AiP for 19 dwellings. The site is now being pursued by Heritage. 456 (total to date) + land next to loaded = 32 (Field 7151)
A detailed application has recently been submitted on land to the south of Derby Road which follows the AiP approval. This is for 167 dwellings. There is the potential for further development alongside according to the Peel Local Plan.
A number of concerns have been raised by interested parties including a number of shopkeepers from Peel including Davisons, City Butchers, Top to Toe as well as the Commissioners and Hazel Hannan MHK. All are concerned about the impact on the shops in the existing centre and that a better use for the site must be found.
Given that there was no upper or lower limit placed on the level of retail accommodation to be provided when the neighbourhood centre was first approved and given the number of dwellings which have been approved and the land that remains zoned, it is judged that adequate provision of shops is important. As long as the shops are used as individual units and not combined to form 1 or 2 units then the development should not affect the integrity of the existing shops in Peel.
It is recognised however that Peel has lost a number of shops in recent years but it there is no evidence that the new estate is responsible for such a reduction. Whilst Hazel Hannan calls for a better use of land, clearly office use would not be acceptable and other than the site being used entirely for residential it is difficult to recommend a use which would be acceptable to all parties concerned.
Recommended Decision: Permitted
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to drawing number RP 002f/ (Sheet 5) and 2127.7.2.
C 3. The shop units must be used as 4 individual shop units only and must not be amalgamated to form larger units.
C 4. The units shall be used only for shop purposes as defined by Class 3 in the Schedule of the Use Classes Order 1982 and by Section 2 of the Order.
N 5. For water connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the Isle of Man Water Authority Planning and Projects Section, telephone 695958.
N 6. For connections to Flats and Apartments the following apply - "Water Supply to Flats and Apartments - Regulations", and if applicable a "Form Of Undertaking In Respect Of Supply Pipes" will be required. Copies of these documents can be obtained from the IoMWA or alternatively by contacting the IoMWA Byelaws Inspector (Les Quayle on telephone 695957).
N 7. The applicant/developer is recommended to consider the provision of access which is suitable for wheelchair users.
N 8. The proposed flats must, on completion of the proposed works, comply with the requirements of the Housing (Flats) Regulations 1982 and be registered thereafter under the same Regulations.
N 9. The applicant/developer is recommended to consult with the Housing Inspectorate with regard to compliance with the Housing (Flats) Regulations.
Decision Made : Approve Committee Meeting Date : 12.5.05
12 May 2005
12 May 2005
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