92/00992/BApproved1992
The boathouse and slipway
11 December 2018 · Committee
R N L I, Peel Lifeboat Station, The Breakwater, Peel, Isle Of Man, IM5 1tg
The application sought to extend the lifeboat house at Peel and alter the existing slipway and sea wall to allow a new, larger lifeboat to manoeuvre in and out of the station. The slipway was to be extended by 2.5 metres, with an area of rock armour reprofiled and fixed with concrete to create a smooth turning surface. All slipway works would remain above Mean Low Water Springs, with no sub-tidal working. The site sits on the eastern side of Peel Castle's northern section, adjacent to the harbour. The site falls within an area designated as Public Open Space under the Peel Local Plan, meaning the proposal was not straightforwardly consistent with local policy. However, the officer considered it justifiable under General Policy 3(g), which allows development of overriding national need where no reasonable alternative exists.
The works were approved because they enhance a lifeboat emergency service considered to be of overriding national importance, and no lasting significant or adverse environmental impact was identified. Although the site lies within designated Public Open Space, the proposal was judged acceptable under the policy exception for development of national need with no reasonable alternative.
development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative
What is proposed is not consistent with this but could be considered acceptable using General Policy 3(g)
Development in or around harbours should neither compromise the ability of the harbour to accommodate other commercial or recreational users in a viable manner, nor be detrimental to the character of those harbours of historic interest.
Other relevant Strategic Plan policies
Transport Policy 13: Development in or around harbours should neither compromise the ability of the harbour to accommodate other commercial or recreational users in a viable manner, nor be detrimental to the character of those harbours of historic interest.
Any proposed schemes likely to impact upon the ecology and/or archaeology of a harbour or the nearby coastline should be accompanied by an Environmental Impact Assessment.
Other relevant Strategic Plan policies
Transport Policy 14: Any proposed schemes likely to impact upon the ecology and/or archaeology of a harbour or the nearby coastline should be accompanied by an Environmental Impact Assessment. 11.8 Drainage 11.8.1 All new development must be capable of being drained of foul and surface water in a safe, convenient, and environmentally acceptable manner. The Department of Transport Drainage Division is the All-Island Drainage Authority and assumes responsibility for all of the Island's public sewers and treatment works, with a number of local authorities acting as Agents within their particular town, village, or parish. As well as maintaining and improving existing infrastructure, the Drainage Division inspects the proposed drainage plans for new development in order to ensure that the completed works are in accordance with the flow and treatment capacity of the system into which they will link and are, where appropriate, of an adoptable standard. 11.8.2 The Drainage Division should be consulted rega rding the potential requirement for attenuation of surface water flows. The Drainage Division has responsibilities under the Land Drainage Act 1934 for Main Rivers, watercourses and ditches. The Division must be consulted in relation to any work affecting a watercourse. 11.8.3 Implementation of the IRIS Masterplan - Integration and Recycling of the Island's Sewage - is well under way and when operational will allow the sewage from local networks to be transmitted to the central treatment site at Meary V eg before being discharged as environmentally acceptable effluent. This will result in the discontinuation of inland treatment works and sea outfalls and reduce the need for private treatment works and septic tanks, and as such the Department of Transport Drainage Division recommends that resources are not spent now on sewage treatment facilities which will be de -commissioned once IRIS is in operation - the Division will itself direct resources to IRIS as a priority. Details of the IRIS system are included in the Department of Transport Drainage Division Policy. The Sewage Treatment Works at Meary Veg is now operational, and further phases of the overall scheme are currently subject to review. 11.8.4 It is recognised however that development will be required in the period before IRIS is fully operational, and therefore interim measures such as individual treatment works may be appropriate if a suitable watercourse is available to accept the discharge from the system and the development will result in an appropria te number of dwellings being connected to the works. In areas which are beyond the final extent of IRIS - in general it will connect those areas currently served by mains drainage - development is likely to be limited in order to reduce reliance upon indiv idual septic tanks. The discharge standards for stand -alone treatment works will vary and must be discussed with the Environmental Protection Unit of DLGE (not the Drainage Division), taking into account the Water Pollution Act. Sustainable urban drainage systems should be discussed with the Drainage Division in advance of any detailed planning application being submitted. An adoption agreement must be entered into with the relevant local authority for the long term maintenance of these facilities prior to obtaining planning approval. 11.8.5 Developers are encouraged to consult the Drainage Division regarding capacity within the existing sewerage system prior to submitting planning application. Drainage master plans are required for large scale developments. 11.8.6 The Drainage Division should be consulted in relation to any new industrial development since this will require a Trade Effluent Discharge Consent to be issued to comply with the Sewerage Act 1999. The Division will also advise where there are capacity constraints within the existing sewerage system that would restrict industrial development to "Dry Industrial" i.e. domestic sewerage flows only. 11.8.7 Sewers which are required to be adopted by the Department of Transport must comply with Manx Sewers for Adoption. Infrastructure Policy 1: With the exception of individual plots or very small -scale schemes (equivalent in scale to an individual plot), development shall only take place in areas which will ultimately be connected to the IRIS system. Infrastructure Policy 2: Full details of all interim drainage arrangements for development in areas awaiting connection to IRIS shall be submitted to and approved by the Department of Local Government and the Environment before development is commenced. 11.8.8 Development may in the future be proposed for sites which are known to have flooded in the past, usually by virtue of raised river or sea levels and beca use of inadequate drainage systems. The development of sites which may flood can lead to problems not only for the new development itself, but also for adjacent land and property as a result of alterations to surface water drains and increased run-off from new hard surfaces. Environmental Policy 10 relates to development on sites with a potential risk of flooding. Guidance on the preparation of flood risk assessments is included in Appendix 4. 11.9 Communications 11.9.1 The Communications Commission has the statutory responsibility for the regulation of telecommunications and broadcasting on the Isle of Man and for keeping a watching brief on broadcasting to the Island. The Department of Home Affairs Communication Division has the responsibility for the provision management and maintenance of the Government's radio systems including those used by the Emergency Services. 11.9.2 The maintenance and improvement of these systems is likely to require the provision of new infrastructure; infrastructure required by private telecommunications operators is likely to be more extensive. It is important that a balance be struck between the need for new, evolving communications systems to satisfy residential and business demand and the impact that the necessary infrastructure will have upon the environment. New communications development should be in accordance with the provisions of this plan. 11.9.3 A Committee which includes representations from all interested parties has been established to co-ordinate the use and development of communication masts and infrastructure. The Government Plan 2004/7 includes a proposal to increase mast sharing by operators. Infrastructure Policy 3: A balance must be struck between the need for new, evolving communications systems to satisfy residential and business demand and the impact that the necessary infrastructure will have upon the environment. Measures which may help to achieve a satisfactory balance will include a presumption against visually intrusive masts in sensitive landscapes, the encouragement of mast sharing by different operators, and the removal of redundant infrastructure. Exceptions to this policy would need to demonstrate a strategic national need, which cannot be otherwise secured by mast sharing or alternative locations. 11.10 Water Supply and Water Conservation 11.10.1 The Strategic Objectives stress the need to protect and re-use scarce resources. In an Island community this should extend to protecting the quality and quantity of all waters including marine water s, surface water and groundwater. The Environment Chapter outlines the importance of water to the creation and maintenance of the Island's landscape and ecology. Equally important is the provision of an adequate supply of drinking water and the infrastructure to deliver it. The Isle of Man Water Authority has a duty to provide a supply of wholesome water for the domestic purposes of all premises within the compulsory area of supply. Like most jurisdictions the
Development which would adversely affect, or result in the loss of Open Space or a recreation facility that is or has the potential to be, of recreational or amenity value to the community will not be permitted except in the following circumstances
Other relevant Strategic Plan policies
Recreation Policy 2: Development which would adversely affect, or result in the loss of Open Space or a recreation facility that is or has the potential to be, of recreational or amenity value to the community will not be permitted except in the following circumstances: (a) where alternative provision of equivalent community benefit and of equivalent or better accessibility is made available; and (b) where there would be an overall com munity gain from the development, and the particular loss of the open space or recreation facility would have no significant unacceptable effect on local open space or recreation provision or on the character or amenity of the area. 10.3.6 In the case of residential developments for 10 or more dwellings, the Department proposes to adopt the following general standards (which refer to the area required per 1000 head of population): Recreational Open Space Sports Pitches 1.8 ha Children's Play Space 0.6 ha Amenity Space 0.8 ha 10.3.7 These general standards will be applied having regard to the following circumstances: (i) the size, type, and particular needs of the resident population in question; (ii) the needs of visitors to the area; and (iii) the proximity and availability of existing Open Space, including the foreshore, public glens and parks, and school fields which may be available for public use outside of school hours. More detail is set out in Appendix 6. 10.3.8 The Department has therefore adopted the following policy such as to plan positively for the provision of well-designed recreational and amenity space.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
The boathouse and slipway