7 December 2005 · Minister for Local Government and the Environment
Skate Park, Marine Parade, Peel, Isle Of Man, IM5 1pn
Peel Town Commissioners sought approval in principle for a 40-bedroom hotel with ancillary leisure facilities (restaurant, bar, function room, spa), up to 14 two-bedroom apartments, and parking on the former swimming pool site at Marine Parade, Peel.
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The Minister considered the Inspector's report but did not fully concur, noting the application failed to demonstrate impacts on public views from headland footpaths.
Peel Local Plan - Tourism zone
Site designated solely for tourist uses; prior approval for hotel noted in plan para 4.14. Inspector and Minister clarified Local Plan (as Circular) not legally binding, must have 'regard' to zoning amongst other things including character/amenities/economic effects. Apartments accepted as enabling development for hotel with condition hotel first.
Time limit for reserved matters
This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
No approval of specific numbers or scale
No approval is hereby implied to the number of bedrooms or apartments, or to the height or massing of the buildings as indicated in the submitted documents.
Parking and highway details
The application for Reserved Matters must include an assessment of the use, location and layout of the parking facilities, and detailed design of a turning area on Marine Parade and of the Walpole Road/Marine Parade junction; these should be prepared in consultation with the Department of Transport.
Hotel before apartments
The proposed hotel must be completed prior to the occupation of any of the proposed apartments.
Maintain public cliff access
Public access to the rocky cliff forming the north-east boundary of the site must be maintained; disturbance or engineering of the Cliff should not take place; the application for Reserved Matters must illustrate compliance herewith.
Underground services
All services including electricity and telephone where installed must be laid underground.
Relocate recreational facilities
The application for Reserved Matters must include details of the proposals for relocating the skateboard park and the five-a-side pitch.
Approved site plan
This approval relates to the submitted site plan date-stamped 6th July 2005.
Content subject to conditions on parking assessment, turning area on Marine Parade, and Walpole Road/Marine Parade junction
Support application
Approval
Retain public access to geological rock face (addressed by condition)
Manx National Heritage raised concerns about geological interest without objection; IoMWA provided utility connection notes; Peel Town Commissioners strongly supported the application citing economic benefits; multiple private individuals objected citing visual impact, loss of public amenity, and heritage concerns.
Key concern: geological interest at the north eastern end of the proposed development site
Manx National Heritage
No Objectionthe valuable geological heritage should be borne in mind at the detailed planning stage to avoid any inadvertent damage to, or covering up of, the exposure; we would also urge the applicants to consider maintaining public access to the site
Conditions requested: consider maintaining public access to the site
IoMWA
No CommentFor 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 IoMWA Planning and Projects Section
Peel Town Commissioners
SupportThe benefits to Peel if the project comes to fruition are considerable; The Commissioners believe that the advantages of this proposed development far out way any disadvantages
The original application by Peel Town Commissioners for approval in principle of a hotel, leisure facilities, and apartments on the former swimming pool site was permitted by the Planning Committee on 24 November 2005 and confirmed on review on 17 March 2006. Appellants (local residents) argued the residential component contravened the Peel Local Plan's tourism zoning and that the scale would harm public views from headland footpaths towards Peel Bay and Castle. The Planning Committee and applicant defended the proposal citing tourism needs, economic benefits, and acceptable visual impact based on indicative drawings, with conditions to link apartments to the hotel. The inspector rejected the appellants' zoning argument as a misconception, noting local plans are not legally binding and other material considerations apply, but found the submitted information too limited to assess visual impacts adequately on the sensitive seascape. The inspector recommended allowing the appeal and refusing permission in principle, advising more detailed design assessment is needed.
Precedent Value
This appeal sets precedent that permission in principle for visually sensitive sites requires detailed visual impact assessments (montages, viewpoint usage) even at outline stage, beyond basic indicatives. Future applicants must submit advanced design info upfront in seascapes; objectors succeed by providing scaled visual evidence.
