18 August 2008 · Planning Committee of the Department of Local Government and the Environment
Carines Cake Shop, 30, Douglas Street, Peel, Isle Of Man, IM5 1bb
The site is the curtilage of a three-storey mixed-use building at 30 Douglas Street in Peel, within the Peel Conservation Area and designated as mixed use in the Peel Local Plan. The proposal involved changing the use of a single-storey rear outbuilding (previously the Old Bakery) to residential and adding a first floo…
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The officer assessed the proposal against General Policy 2 of the Isle of Man Strategic Plan 2007, focusing on impacts to the existing dwelling at No.30 Douglas Street, neighbouring properties, amenit…
General Policy 2
Requires development in built-up areas to respect surroundings, not adversely affect resident amenity (g), provide satisfactory standards including access/parking (h). Officer found proposal fails these as it harms amenity of No.30 via light loss/privacy reduction, and new unit lacks adequate outlook/access/space, constituting backland development.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character, protecting special features from inappropriate development. Officer noted proposal is incongruous despite outbuilding not being registerable, as rear location still harms character and risks precedent along lane.
Environment Policy 42
New development must reflect local character; prohibits inappropriate backland development or removal of open/green spaces contributing to amenity/sense of place. Officer classified this as backland development failing to provide adequate amenity to both existing and new dwellings, inappropriate for settlement character.
Do not oppose
expressed concern over provision of vehicular access and parking (no formal objection)
Multiple responses include no objections from Highways Division and conditional recommendations from Fire Service, but concerns from Peel Town Commissioners on access/parking and strong objections from neighbouring residents on loss of light, overdevelopment, conservation area impact, boundary issues, and fire access.
Key concern: loss of light to neighbouring property
Peel Town Commissioners
Conditional No ObjectionThe Commissioners expressed concern over the provision for vehicular access and parking.
Highways Division
No ObjectionDo Not Oppose
Isle of Man Fire & Rescue Service
Conditional No ObjectionThe installation of mains wired, interconnected domestic smoke detection conforming to BS 5466 : Part 1 : 2000, and installed to conform with BS 5839 : Part 6 : 1995, is recommended in accordance with Section 1 of the Building Regulations 2000 – Approved Document B.
Conditions requested: The installation of mains wired, interconnected domestic smoke detection conforming to BS 5466 : Part 1 : 2000, and installed to conform with BS 5839 : Part 6 : 1995, is recommended in accordance with Section 1 of the Building Regulations 2000 – Approved Document B.
John F. Kerruish
Objectionthe consequent loss of light to my property. The loss of light would have a serious, oppressive, costly and detrimental effect.; loss of view from all of the windows at the rear of my property to Peel Hill, which would be totally lost; it can be classified as a 'proposed back land development', and as such, would be contrary to the philosophy of a Conservation Area; Fire service access to the proposed development, would, in my opinion be unsatisfactory; the proposed development abuts the party boundary, which in itself forms a part of the structure of my existing building. The proposed works as drawn would require the removal of weatherproofing capping slabs, and there would also be potential damage
John Gilbert
Objectioncreate a precedent for over development. Specifically, turning single story garages and workshops into two story residential buildings would challenge the concept of a conservation area and degrade the quality of life in existing residences by blocking light and obscuring views.
The original application sought change of use and extensions to a commercial outbuilding to form a residential dwelling and was refused on 14 August 2008. Refusal reasons included failure to protect residential amenity of 30 Douglas Street, poor outlook/shared space/access for the new unit, inappropriate development in the conservation area, and insufficient drawings. The appellant's statement addresses these points with photographs showing minimal impact on neighbouring windows, existing shared amenities, alley access, varied rear elevations in the conservation area, and precedent from Gawnes School of Navigation permission. Appellant proposes removing garage for additional parking to address Peel Commissioners' concerns and stresses need for living accommodation near their coffee shop business. Third-party objector John Kerruish from 32 Douglas Street raises overshadowing, loss of light, fire risk, energy impacts, construction damage risks, parking/access issues, and suggests single-storey holiday let alternative with comparisons to Groudle cottages. Appeal accepted on 29 August 2008 for written representations, hearing, or inquiry process; no inspector report or final decision included.
Precedent Value
No inspector's findings available, so no precedent set. Future applicants can learn to provide superior drawings upfront, detailed material/finish specs, and robust evidence addressing neighbour amenity (e.g. sunlight/loss of light studies) and conservation impacts; personal need alone insufficient without policy compliance.
