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Application No.: 05/01363/B Applicant: Street Heritage Ltd Proposal: Demolition of Quirks Coal Yard, Smithy building, rear extension to Harbour View & single garage, entrance porch to Harbour View, proposed refurbishment of Viking House and Harbour View, and conversion, plus new buildings to form 25 apartments and 3 commercial units, to include associated parking, access points and services Site Address: Quirks Coal Yard, Smithy Site, Viking Longhouse & Harbour View East Quay Peel Isle Of Man ### Considerations Case Officer: Miss S E Corlett Photo Taken: Site Visit: Expected Decision Level: Committee Decision ### Written Representations Hazel Hannan Sam Knight Angie Jones & Brian Cooper ### Consultations Consulttee: Highways Division Notes: no adverse traffic impacts subject to conditions, see notes Consulttee: Peel Town Commissioners Notes: approval 13/09/05 - Peel Town Commissioners write with strong support for this application. They feel it will significantly benefit the town and the harbour area, see notes. The Commissioners urge the planning committee to look favourably on this planning application which is wholeheartedly support by all nine Commissioners. Consulttee: Isle Of Man Newspapers Notes: Consulttee: Chief Fire Officer Notes: Arcuitect to consult with the fire safety department Consulttee: IOM Water Authority Notes: See note 1 Consulttee: S.P.M.C. & E. Notes: strongly support Consulttee: Manx National Heritage Notes:** See notes --- ### Policy
The site represents five parcels of land lying to the east of East Quay and alongside St. Peter’s Lane. The five parcels include the coal yard between St. Peter’s Lane and East Quay, the smithy to the south of the coal yard, the Viking Longhouse, Harbour View - an existing dwelling and outbuildings to the south of Harbour View. Behind these are two vacant parcels of land to the rear of 7, St. Peter’s Lane and 7-10, Church Lane inclusive. The land is either owned by the applicant or subject to purchase by the applicant or else the applicant has an option to purchase it.
The site is entirely designated as Mixed use on the Peel Local Plan which was approved by Tynwald in 1989.
The Plan contains the following policies and references which relate to this area:
2.4 IMPROVED MAINTENANCE OR REFURBISHMENT OF THE UPPER LEVELS WILL BE ENCOURAGED. A REASONABLY FLEXIBLE ATTITUDE WILL THEREFORE BE ADOPTED AS TO THE USE OF UPPER LEVELS WITHIN PREDOMINANTLY RETAIL AREAS IN ORDER TO PERMIT THEIR CONVERSION TO RESIDENTIAL OR OFFICE USE.
2.5 WITHIN THE CONSERVATION AREA FUTURE ALTERATIONS TO THE FACADES OR SHOP FRONTS OF RETAIL PREMISES WILL BE CLOSELY CONTROLLED IN ORDER TO AVOID THE FURTHER LOSS OF ORIGINAL FEATURES WHICH CONTRIBUTE SIGNIFICANTLY TO THE CHARACTER OF THE OLD TOWN.
2.6 THE REDESIGN OF SHOP FRONTS WHICH HAVE ALREADY BEEN CONVERTED WILL BE ENCOURAGED WHERE APPROPRIATE IN ORDER TO CONTRIBUTE SYMPATHETICALLY TO THE TOWN’S INHERENT CHARACTER.
3.5 OFFICE DEVELOPMENTS WILL GENERALLY BE RESTRICTED TO THE DESIGNATED CONSERVATION AREA WHICH REPRESENTS THE CENTRAL AREA OF THE TOWN, AND WHICH WILL BECOME MORE SIGNIFICANT AS AND WHEN FURTHER DEVELOPMENT OCCURS.
3.6 THE INTRODUCTION OF A DEGREE OF OFFICE PROVISION WILL BE ENCOURAGED AS PART OF THE STRATEGY FOR ENVIRONMENTAL IMPROVEMENT ALLIED TO THE SUPPORT OF THE RETAIL/COMMERCIAL SECTOR.
4.4 THE POLICY WILL BE TO ENCOURAGE THE TRANSFER OF INCOMPATIBLE USES IN THE QUAYSIDE AREA TO ALTERNATIVE SITES SUCH AS THE INDUSTRIAL AREA TO THE SOUTH.
4.7 IT IS INTENDED THAT THE MARKET PLACE SCHEME WILL FORM THE FIRST PHASE OF A LONG TERM PROJECT OF TOWN-WIDE ENVIRONMENTAL IMPROVEMENT WHICH WILL ENHANCE NOT ONLY THE MARKET PLACE BUT ACT AS A FOCAL POINT FOR TOURISTS AND VISITORS ALIKE.
4.12 IT IS SEEN AS ESSENTIAL THAT THE INTEGRITY OF THE TOWN BE RETAINED AND THAT ANY TOURIST RELATED DEVELOPMENTS MUST BE SYMPATHETIC TO AND COMPATIBLE WITH THE OVERALL ENVIRONMENT OF PEEL.
5.4 A POLICY OF REFURBISHMENT AND AMALGAMATION OF EXISTING PROPERTIES IN THE CONSERVATION AREA WILL APPLY IN ORDER TO ENSURE THE RETENTION OF THE HISTORIC AREAS BY THE ALTERNATIVE USE OF BUILDINGS IN THESE AREAS.
7.6 THE PRESENT MINIMUM STANDARD OF 1 SPACE PER 50 SQUARE METRES NETT WILL CONTINUE TO BE APPLIED. WHERE POSSIBLE THIS WILL BE ACCOMMODATED ON SITE ALTHOUGH PROVISION OF ANY SHORTFALL ON SITES WHERE THIS IS NOT POSSIBLE SHOULD BE ACCOMMODATED WITHIN A REASONABLE DISTANCE. DISCRETION AS TO THE APPLICATION OF THESE STANDARDS WILL HOWEVER BE EXERCISED IF AN OTHERWISE ACCEPTABLE PROPOSED IS TO BE PREJUDICED, FOR EXAMPLE DEVELOPMENT OF OR NEAR A REGISTERED BUILDING, DEVELOPMENT IN CONSERVATION AREAS AND DEVELOPMENT IN AREAS WHERE THE EXISTING DENSELY DEVELOPED STREETSCAPE DEMANDS A PARTICULAR ARCHITECTURAL SOLUTION OR USE OF A PARTICULAR BUILDING LINE EITHER OF WHICH MAY INHIBIT THE PROVISION OF ON SITE PARKING SPACE OR A DESIRABLE SOLUTION IN TERMS OF ITS CONTRIBUTION IN CIVIC DESIGN TERMS.
7.7 A MINIMUM STANDARD OF 1.5 SPACES PER DWELLING IS APPLIED AT PRESENT. THIS MAY INCLUDE A GARAGE. DEPENDANT UPON THE LAYOUT OF THE AREA THIS PARKING MAY BE REQUIRED TO BE LOCATED BEHIND THE BUILDING LINE.
7.8 THE ABOVE STANDARD WILL HOWEVER NOT NECESSARILY BE UNIVERSALLY APPLIED. IN REDEVELOPMENT AND TOWN CENTRE LOCATIONS THE CAR PARKING REQUIREMENTS WILL BE DETERMINED WITH REGARD TO SPECIFIC CASES AND ON THE BASIS OF BED SPACES AND POPULATION GENERATED.
7.9 PARKING SPACES ARE TO BE PROVIDED OFF THE HIGHWAY FOR SERVICING BY COMMERCIAL VEHICLES IN ADDITION TO PROVISION OF CAR PARKING SPACES FOR PERMANENT STAFF (NOT NECESSARILY ON SITE). WHERE FEASIBLE, PARKING SHOULD BE PROVIDED FOR CUSTOMERS' VEHICLES. DISCRETION IN THE APPLICATION OF THIS STANDARD WILL BE NECESSARY IN THE CENTRAL AREA WHERE SUCH PROVISION MAY PROVE IMPRACTICAL.
7.10 SPACE FOR OPERATIONAL PARKING IE FOR LOADING AND UNLOADING, SERVICE VEHICLES WILL NEARLY ALWAYS BE REQUIRED WITHIN THE DEVELOPMENT SITE. IN THE CASE OF EXISTING SHOPS WITH ACCESS TO A REAR LANE, IT WILL BE A REQUIREMENT OF ANY PERMISSION FOR SIGNIFICANT REDEVELOPMENT THAT A LAY BY AT LEAST 2M DEEP BE PROVIDED ACROSS THE FULL WIDTH OF THE SITE.
INDUSTRY
7.11 CAR PARKING TO BE PROVIDED DEPENDING UPON THE PARTICULAR CIRCUMSTANCES AND LEVEL OF EMPLOYMENT OF THE INDUSTRIAL DEVELOPMENT IE SPACES SHOULD BE PROVIDED TO CATER FOR THE WORKFORCE EMPLOYED.
7.12 CERTAIN DEVELOPMENTS OF A SPECIFIC NATURE MAY BE PROPOSED WHICH WILL HAVE PARTICULAR PARKING REQUIREMENTS. THESE SHOULD BE CONSIDERED ON THEIR MERITS AND THE DEGREE OF TRAFFIC GENERATED, STAFFING LEVELS AND REQUIREMENTS FOR ACCESS BY THE GENERAL PUBLIC WILL BE FACTORS IN THE ESTIMATION OF THE LEVEL OF PARKING TO BE PROVIDED.
7.13 COMMERCIAL VEHICLE PARKING ON -STREET WILL BE DISCOURAGED. SITES FOR THE PARKING OF ADDITIONAL COMMERCIAL VEHICLES OFF-STREET, SHOULD BE IDENTIFIED POSSIBLY WITHIN THE INDUSTRIAL AREA.
7.14 CAR PARKING PROVISION WHICH IS REQUIRED AS A RESULT OF CETRAL AREA DEVELOPMENT MUST BE ACCOMMODATED WITHIN THAT SECTION AND WILL NOT BE PERMITTED IN THE ADJOINING RESIDENTIAL AREAS.
7.17 A TRAFFIC SCHEME FOR THE TOWN WILL BE PREPARED BY THE DEPARTMENT OF TRANSPORT AND ON-STREET PARKING RATIONALISED.
7.18 DISCRETION IN THE APPLICATION OF PARKING STANDARDS WILL BE APPLIED IN CIRCUMSTANCES WHERE SUCH PARKING IS CONSIDERED IMPRACTICAL OR UNDESIRABLE.
7.19 THE AVAILABILITY OF LAND BEHIND BUILDINGS IN THE OLD TOWN SHOULD BE INVESTIGATED IN ORDER TO DETERMINE WHETHER CAR PARKING CAN BE ACHIEVED IN AN ENVIRONMENTALLY SATISFACTORY MANNER.
TRAFFIC AND PEDESTRIANS 8.2 THE EXISTING PATTERN WHICH HAS REMAINED LARGELY UNCHANGED WILL BE RESPECTED. CONSERVATION AREA
9.14 PEEL TOWN COMMISSIONERS WILL BE ENCOURAGED TO PROMOTE THE OVERALL POLICY IN ORDER TO ENSURE THAT THE COMMITMENT AND INVOLVEMENT OF THE PEOPLE OF PEEL IS MAINTAINED.
9.15 THE CHARACTER OF THE CONSERVATION AREA SHOULD BE ENHANCED BY POSITIVE SCHEMES OF ACTION WHICH WILL APPLY TO AREAS AND INDIVIDUAL BUILDINGS AND INCLUDE THE HISTORIC PATTERN OF STREETS AND SPACES.
9.16 PARTICULAR ATTENTION WILL BE PAID TO THE ALTERATION OR EXTENSION OF A BUILDING WITHIN THE CONSERVATION AREA WHICH MUST BE CARRIED OUT IN A MANNER SYMPATHETIC TO EXISTING BUILDING AND ITS SETTING.
9.17 ANY NEW BUILDING WILL ONLY BE ENCOURAGED IF IT CONFORMS TO HIGH STANDARDS OF DESIGN AND IT RESPECTS THE SCALE AND CHARACTER OF ITS SURROUNDINGS.
The Plan also encourages the environmental upgrading of East Quay, relocating inappropriate industrial uses to the industrial area (10.2 and 10.9) and that mixed uses are proposed for the East Quay which would permit and encourage essential harbour-related industrial uses (10.3) but also that tourist/lesiure facilities, appropriate commercial facilities and residential/office development at upper levels is to be encouraged and that this is of particular relevance to the original warehouses and historic buildings in the vicinity.
What is clear is the importance of a refurbishment/regeneration scheme for East Quay particularly relocating inappropriate uses and upgrading the fabric. The Department undertook a scheme for this in the 1990s. This study was not ever adopted or implemented and since then the museum has been erected not on the East Quay as was a suggestion in this study, but in the boatyard. The study focussed on possible new uses for existing fabric on the Quay and like the local plan encouraged the retention of buildings of interest and renovation thereof and relocation of industrial uses to the area to the south.
Proposed here is the demolition of the existing coal yard single storey low pitched roofed building and in its place, erect a five storey double-fronted building. In place of the single storey smithy building is the erection of a four storey building set back into the rear half of the site, retention of the Viking Longhouse and provision of a roof and additional windows in the frontage, retain Harbour View and demolition of the outbuildings to the south and their replacement with a new three storey dwelling and retention of Reayrt Gruink as the end block and the erection of garaging in the rear with residential accommodation in the above two floors. I am not sure that this is shown accurately on the photomontage although it may mostly be hidden behind Harbour View.
The elevation to St. Peter's Lane will now have instead of the warehouse-type building, a three and a half storey sandstone building with four and a half storey building leading down to the Quay. The additional height of the new buildings is not out of keeping with this streetscene although the arched headed feature and Ashlar-scribed base walling I don't feel are completely sympathetic. However this is broadly similar to the scheme that already has permission under PA 02/1869).
The Quay will change in appearance quite considerably, the most significant change being in the transformation of the coal yard building to one which is much taller, the width and massing of which is wider and greater than the Viking Longhouse. The use of timber boarding on two of the new buildings seems a little strange although it takes its lead from the smoke houses and an attempt to break up the frontage and not resort to artificial sandstone. The refurbishment of the Viking Longhouse is long overdue and most welcome and whilst the introduction of new windows in the northern side of the front elevation is a change it is not an inappropriate one. The other changes to the Quay frontage are not significant and are positive although again the use of timber boarding in the new house alongside Harbour View is perhaps a little incongruous.
The development will include a mixture of uses including a cafe, shops and apartments with car parking off street.
The existing residential properties to be affected will be 1, 3, 5 and 7 St. Peter's Lane, the properties fronting onto Church Lane and 5 - 10, Church Lane, none of whom have objected. There is more than 20m between windows which look directly towards each other and a lot of space between the proposed properties and the existing so as now to affect outlook too significantly.
25 apartments are proposed with 27 parking spaces.
Planning approval is in place for the redevelopment of the coal yard under PA 02/1869. This shows a scheme very similar to this now proposed but 1.5m less wide which retained its more vertical
emphasis than that now proposed. This generated objections which this scheme has not. The Inspector hearing the appeal suggested that no new building should dominate the Quayside or diminish the visual importance of the Longhouse and found that the proposed building was not out of scale or character with what one might reasonably expect in the context of a harbour side conservation area. The footpath along St. Peter's Lane is being provided in this latest scheme as with the last one - a feature commented upon favourably by the Inspector. He also points out that "the amenity of a view is not an inalienable right which is purchased with the house" and notes that "these private benefits outweigh the public good of seeing a site which is ripe for development used in an way which makes the best use of resources,"
MNH suggest that the fenestration of the new large block are not in harmony with that of the warehouse/Viking Longhouse, the use of timber boarding and the massing of the scheme. They have not suggested, as they did with the previous application, the attaching of a condition to require a programme of archaeological work during excavation for the development. This should be included in any approval (see condition 6 of PA 03/1869).
Overall, the main impact of the development is the corner block, almost all of which except 1.5m of width has already been found acceptable in the previous application. The remainder of the scheme, aside from the comments on materials, enhances whatever is proposed and undertaken with the coal yard and all of this appears to comply with the provisions of the Peel Local Plan set out above.
Tynwald approved a resolution in June, 2003 which states "That Tynwald in recognising the importance of the built environment of the conservation area in Peel, also recognises the need for a design study of East Quay, Peel and requests that the Department of Local Government and the Environment under Section 12(4) and (5) of the Town and Country Planning Act 1981 carry out such a study in consultation with landowners, neighbours, local authorities and the Centre for Manx Studies and report to July, 2004." This report was compiled and includes reference to "some consideration should be given to how the site between these two [the Viking Longhouse and the coal yard redevelopment] can also develop and some form of stepped development would seem most appropriate with maybe a courtyard to further develop the economic potential of the quay". Reference is also made to car parking - 1 residential space per 1-2 bedroomed unit and 2 spaces for larger units and be placed so as not to be visible from the quayside. The residential units are mostly 2 bedroomed, 24 and 25 could possibly be 3 bedroomed units and unit 4 has one bed. No spaces are provided for staff or customers of the shops and cafe. However, if adequate space were to be provided this would dominate the scheme contrary to the suggestions of the local plan.
The pc approved the application at its meeting today. At the request of the dop we discussed the requirement for the pc to consider the provision of affordable housing as the scheme involves more than 8 dwellings, albeit that many of the units have already had approval in the form of PA2/01869 with no such requirement. After considering the likely additional cost of development as a result of the Conservation Area status and Design Brief, the pc resolved not to require the provision of affordable units in this approval.
Recommended Decision: Permitted Date of Recommendation: 30.08.2005 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval
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