24 January 2007 · Director of Planning and Building Control (M. I. McCauley), Delegated under Article 3(13) of Town and Country (Development Procedure) Order 2005. Appeal dismissed by Minister following Inspector's rec
Office Workshop & Premises, Stanley Road, Peel, Isle Of Man, IM5 1ny
The site is an irregularly shaped, overgrown area partly used for taxi storage and parking, bounded by housing, a hall, and an existing sandstone industrial building, accessed via a narrow ramp from Stanley Mount.
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Officer assessed that despite acceptable light industrial use in Mixed Use zoning and enhancement to derelict site in Conservation Area, the proposal failed on highway impacts: internal ramp too narro…
Mixed Use zoning in Peel Local Plan
Zoning allows Commercial/Retail, Residential, Office, Tourism and Industry; light industrial use acceptable in principle as existing use established and site underdeveloped.
Draft Strategic Plan Appendix 6 (open space standards)
Requires 1 parking space per 50sqm usable floorspace plus manoeuvring for larger vehicles; 163sqm proposed exceeds minimum (4.5 spaces) but layout fails turning tests, tandem spaces unusable.
Recommended for approval
Contact MEA Planning Department to discuss electricity supply
Standard comment on water supply connections
Standard comments on fire precautions
Entrance accessible to wheelchair; reception suitable for wheelchair; disabled toilets if provided; lift if multi-level; staff facilities accessible
Highways Division objects due to inadequate road width and visibility splays; other consultees including Peel Town Commissioners support or have no objection with conditions for utilities, access, and fire safety.
Key concern: The road width is inadequate (4.1 metres) to accommodate the two way flow of commercial vehicles and car traffic
Department of Transport Highway Division
ObjectionThe road width is inadequate (4.1 metres) to accommodate the two way flow of commercial vehicles and car traffic; The visibility splays from the improved entrance are inadequate. 2 metres by 23 metres is required for vehicles travelling upto 20 miles per hour
IoM Water Authority
Conditional No ObjectionSee Note (1); Note (1) For 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, tel. 69 59 58
Conditions requested: the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws; For 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, tel. 69 59 58
Manx Electricity Authority
Conditional No ObjectionSee Note 2; Note 2. Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application
Conditions requested: the applicant must contact the Authority; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application
Peel Town Commissioners
SupportRECOMMENDED FOR APPROVAL
Disability Access Office
No CommentEntrance should be accessible to an unassisted wheelchair user.; All reception counters/work benches should contain at least one section suitable for wheelchair users.
Conditions requested: Entrance should be accessible to an unassisted wheelchair user; All reception counters/work benches should contain at least one section suitable for wheelchair users; Where public toilet facilities are provided this should include the provision of a disabled toilet. If separate staff toilets are provided this should also include provision of a disabled toilet; Where the building is over more than one level then a lift should be provided of sufficient dimensions as to allow an unassisted wheelchair user to enter, turn around and use the controls; Any staff facilities (canteen, laundry etc.) should also be accessible and usable by an unassisted wheelchair user
Isle of Man Fire And Rescue Service
Conditional No ObjectionAPPLICANT TO CONSULT WITH FIRE SAFETY DEPARTMENT REGARDING FIRE SAFETY MEASURES
Conditions requested: APPLICANT TO CONSULT WITH FIRE SAFETY DEPARTMENT REGARDING FIRE SAFETY MEASURES
The first appeal (04/02282/A) sought Approval in Principle for six town houses on a mixed-use site in Peel Conservation Area, refused by the Planning Committee; appellant argued principle accepted and details for later, but inspector found PPS 1/01 requires demonstration of merits for demolition/redevelopment, impossible without details beyond access point, dismissing the appeal. The second appeal (06/01658/B) proposed two single-storey light industrial units, parking, landscaping, and entrance widening on an underdeveloped site with established industrial use, also in the Conservation Area; refused due to highway concerns, appellant proposed layout modifications and access widening on owned land with conditions, but inspector found submitted scheme inadequate for traffic safety without evidence like tracking drawings, recommending dismissal. Both sites are tightly constrained by housing in urban Peel. Ministers upheld both refusals.
Precedent Value
Demonstrates AIP rarely viable in conservation areas involving demolition - must submit sufficient illustrative details to prove CA enhancement; highway proposals need technical evidence like tracking plans, even if modifiable by condition.
Inspector: Unnamed (residential); Michael Hurley (industrial)
