16 August 2019 · Committee
4 Garages And Car Compound, Stanley Road, Peel, Isle Of Man, IM5 1nx
Empire Garages Ltd applied to demolish commercial garages and related buildings at Stanley Road, Peel, and replace them with five three-storey town houses and a twelve-apartment block, all with associated parking. The site sits within Peel's Conservation Area, to the rear of Stanley Road and east of Cross Street. The Planning Committee refused the application on six grounds. The height and bulk of the apartment building, particularly its northern elevation, were judged harmful to the Conservation Area and the wider streetscene. Several neighbouring properties — including addresses on Christian Street, Stanley Terrace, Circular Road, and Cross Street — would have suffered reduced light and outlook. The terraced building nearest 3 Stanley Road would have blocked the only windows serving that property's bathroom and bedroom.
The Planning Committee refused the application. The proposed apartment block and terraced houses were considered too tall and bulky, harming the character of Peel's Conservation Area and the streetscene on Cross Street and Stanley Road. The development would also have reduced light and outlook for several neighbouring properties, failed to provide adequate car parking, raised unresolved highway safety concerns, and did not make appropriate provision for affordable housing or public open space.
Refusal Reasons
Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area
The height and mass of the apartment building and the northern elevation with its bulk and general absence of interesting features would have an adverse impact on the Conservation Area
Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping
contrary to Environment Policy 35 and General Policy 2b, c and g
does not affect adversely the character of the surrounding landscape or townscape
contrary to Environment Policy 35 and General Policy 2b, c and g
does not affect adversely the amenity of local residents or the character of the locality
The height and mass of the proposed apartment building would have an adverse impact on the light and outlook
does not have an unacceptable effect on road safety or traffic flows
The development does not demonstrate that it would have an acceptable impact on highway safety
new development accords with the Department's standards on car parking
contrary to Transport Policy 7 and General Policy 2h
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
new development must be supported by a satisfactory highway network
contrary to Transport Policy 4 and General Policy 2h and i
Transport Policy 4: The new and existing highways which serve any n ew development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan. 11.3.2 Notwithstanding policies within this plan which encourage travel by means other than private car it is anticipated that the number of vehicles using the Island's roads will continue to increase. This increase in demand is likely to lead to a greater need for road impro vements in order that travel can take place in a safe, effective, and environmentally acceptable manner. The Department of Transport will continue to assess the need for such improvements to public highways and undertake works where appropriate, with much of the improvement within existing roads carried out under the provisions of the Town and Country Planning (Permitted Development) Order2005. The need for improvements to the Island's highway network must be balanced against the environmental objectives of this plan.
contribution towards affordable housing equivalent to 25% of the total number of units
The proposal fails to make appropriate provision for affordable housing
Housing Policy 5: In granting planning permission on land zoned for residential development or in predominantly residential areas the Department will normally require that 25% of provision should be made up of affordable housing. This policy will apply to developments of 8 dwellings or more. The term affordable housing is defined by the Department as housing which is either: directly provided by the Department; or directly provided by Local Authorities; or meets the criteria for the Department's House Purchase Assistance Scheme 2004 (and any successor schemes approved by Tynwald). 8.7 New Housing in Existing Settlements 8.7.1 Recent Local Plans and Area Plans have included development briefs guiding the design and layout of land which is zoned for residential use. Such briefs should not needlessly prescribe design, but should indicate site-specific constraints, the need for provision of public facilities or amenities (such as play areas, neighbourhood shops, or land for schooling, open space, or road improvements), and, if appropriate, the maximum or minimum density and the need for the inclusion of an element of affordable housing. Where these briefs state that an optimum density should be achieved this should not be used as an argument for higher density development which has an adverse effect on the residential amenity of adjoining properties or the character of the area.
provision of Public Open Space
Registered Building consent for the demolition of the buildings on the site including the sandstone wall
concurrent application
planning approval for the redevelopment of other land owned by the applicant
concurrent application
concurrent application
planning approval for the redevelopment of other land owned by the applicant
concurrent application
concurrent application
redevelop the buildings on the corner of Cross Street and Stanley Mount
redevelop the buildings on the corner of Cross Street and Stanley Mount
