Officer Report

Application No.: 25/90846/B Applicant: Department Of Infrastructure Proposal: Installation of Klargester sewerage treatment system to serve existing public toilets and kiosk Site Address: Peel Breakwater West Quay Peel Isle Of Man Planning Officer: Richard Wilshaw Photo Taken: 09.01.2026 Site Visit: 09.01.2026 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 21.01.2026 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

N 1. The applicant should be aware that the proposed activity appears to be undertaking works and/or discharging into a statutorily protected Marine Nature Reserve and should apply appropriate consideration and mitigation measurers as appropriate, noting that there is specific legislation protecting the marine environment at this site, which must be complied with.

This application has been recommended for approval for the following reason.

The proposed development would stop the discharge of wastewater into the Irish Sea which is significant benefit that is welcomed. Most of the infrastructure is located within the substructure of the Breakwater which is also welcomed and helps to minimise any landscape harm or harm to the setting of Peel Castle. Where above ground infrastructure is required it is proposed in the most logical location to help reduce this potential for harm. Accordingly it is judged that the proposed development complies with the relevant policies of the Peel Local Plan 1988 and the relevant policies of the Isle Of Man Strategic Plan 2016 and therefore it is recommended that the application be approved.

Plans/Drawings/Information;

The development hereby permitted shall be carried out in accordance with the following approved plans received 08.09.2025: General Arrangement Existing and Proposed Layout Plans & Elevations Drawing Number 25014-KCE-XX-ZZ-D--C--50001-P03 Drainage Details Drawing Number 25014-KCE-XX-ZZ-D--C--50003-P01

Received 12.11.2025: Drawing: Plan 1

Received 25.11.2025: General Arrangement Proposed Drainage Layout and Long Section Drawing Number 25014KCE-XX-ZZ-D--C--50002-P05

_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No objection Environmental Protection Unit - No objection Peel Town Commissioners - No response received Inland Fisheries Development Manager - No Objection DOI Harbours Division - No response received

_________________________________________________________________ Officer’s Report APPLICATION SITE

1.1 The application site comprises an area of Peel Breakwater, primarily made up of concrete hardstanding, adjacent to the existing café kiosk and public toilets. The café kiosk serves hot food and drinks through a hatch to be taken away. The toilets are available for public use. Currently the untreated wastewater from the café kiosk and public toilets is discharged into the Irish Sea through the back of the breakwater wall. Free car parking spaces are available on the Breakwater. - 1.2 Peel Breakwater is accessible to the public for recreation and is actively used by fishing vessels to dock and land fish. Fuel deliveries are also made at the breakwater using dedicated facilities. The Peel RNLI lifeboat station and slip are immediately to the south and Peel Castle, an Ancient Monument, is located to the south-west. PROPOSAL

2.1 The application proposes the installation of a new private sewage treatment plant to serve the existing café kiosk and public toilets. The sewage treatment plant would treat the wastewater and discharge the treated effluent into a soakaway within the breakwater substructure. Most of the proposed infrastructure would be located within the breakwater substructure and would not be visible from the public domain. The only above ground elements proposed are a GRP floor mounted weatherproof kiosk and blower housing unit which would be sited to the east of the public toilets. PLANNING HISTORY - 3.1 There is no planning history at the application site that is considered to be of material relevance to the determination of this planning application. PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within an area recognised as Public Open Space (Peel Hill) within the Peel Local Plan (1989). The Policy states that Peel Hill will be protected as an area of high landscape value in addition to its recreational use. As an important and prominent hill viewed from the town, no development will be permitted.

4.2 There are no Registered Buildings within the application site or adjacent to it. Peel Castle, an Ancient Monument, is located approximately 30m to the south-west. Accordingly the

impact of the proposed development on the significance of Peel Castle is an important material consideration, in accordance with Strategic Policy 4 of the Strategic Plan. The Policy states that development proposals must:

• (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas and sites of archaeological interest;
• (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and
• (c) not cause or lead to unacceptable environmental pollution or disturbance.

4.2 General Policy 2 of the Strategic Plan is considered applicable, which states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

4.3 The application site is located within an area of high landscape or coastal value and scenic significance as identified in the 1982 Development Plan. Accordingly Environment Policy 2 of the Strategic Plan is of relevance. The Policy states that the protection of the character of the landscape will be the most important consideration unless it can be shown that:

• (a) the development would not harm the character and quality of the landscape; or
• (b) the location for the development is essential.

REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

5.1 DOI Highways - No objection (03.12.2025) - After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the proposals will not have a material impact on the Harbour and parking once built.

5.2 Environmental Protection Unit - No objection (11.12.2025) - Support the application as it will cease the discharge of untreated sewage into the sea behind Peel Breakwater. It is noted that a soak-away will be installed however as the area is narrow and <10m from the sea the applicants will need to apply for a discharge license.

5.3 Inland Fisheries Development Manager (21.01.26) "has no objection to this application and no request for conditions" - 5.4 The following were consulted but no response has been received at the time of writing the report:

• o Peel Town Commissioners o DOI Harbours Division.

ASSESSMENT

6.1 The key issues relate to the potential landscape harm and visual impact upon the street scene and potential impact to the significance of Peel Castle. Potential landscape harm and visual impact upon the street scene

• 6.2. The application site is in a very sensitive area. It is an area designated for its high landscape or coastal value and scenic significance. Within these areas development is typically not encouraged. One caveat to this is when the location for the development is essential. For the proposed development it is acknowledged that the location of the development is essential.
• 6.3 Stopping untreated wastewater discharging into the Irish Sea will clearly have a significant benefit. It is not possible to locate the development anywhere else; it must be adjacent to the café kiosk and public toilets where the offending untreated wastewater is currently discharged. Most of the development is located within the substructure of the Breakwater itself with only a small element proposed above ground. This is a significant benefit to the proposal. The above ground elements are proposed to the eastern elevation of the public toilets and are therefore obscured from view from most angles.
• 6.4 Given the highly sensitive location of the application site the proposed development could result in harm to the landscape or coastal value or scenic significance of this area. However, as most of the proposal is within the substructure of the Breakwater, coupled with the above ground elements being proposed in the least visually sensitive location, the proposed development will not result in any harm to the high landscape or coastal value and scenic significance of this area. Nor will it detrimentally impact the streetscene at the Breakwater. Accordingly, the proposed development complies with the Peel Local Plan (1989) and General Policy 2 and Environment Policy 2 of the Strategic Plan. Potential impact to the significance of Peel Castle

6.3 Peel Castle is located approximately 30m south-west of the application site. It is an Ancient Monument and arguably one of the Islands most important heritage assets. Most of the proposed development is located within the substructure of the Breakwater and that which is above ground is to the eastern elevation of the public toilets, as far away from Peel Castle as is feasible. The siting of the above ground infrastructure in this location, away from Peel Castle, is welcomed and it is judged that the proposed development will not result in any harm to the setting of Peel Castle and therefore the proposed development complies with Strategic Policy 4 of the Strategic Plan. CONCLUSION - 7.1 The proposed development would stop the discharge of wastewater into the Irish Sea which is significant benefit. Most of the infrastructure is located within the substructure of the Breakwater which is also welcomed and helps to minimise any landscape harm or harm to the setting of Peel Castle. Where above ground infrastructure is required it is proposed in the most logical location to help reduce this potential for harm. Accordingly, it is judged that the proposed development complies with the relevant policies of the Peel Local Plan (1989) and the relevant policies of the Isle Of Man Strategic Plan 2016 and therefore it is recommended that the application be approved. - 8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). - 8.2 Article A10 sets out that the right to appeal is available to:

• o applicant (in all cases);
• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make

comments in a professional capacity they cannot be given the Right to Appeal.

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.

Decision Made : Permitted Date: 22.01.2026 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner

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