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| Ref: | Status | Description |
|---|---|---|
| 14/01295/B | Permitted | Erection of eight additional garages |
| 10/00092/B | Permitted | Erection of five additional garages |
| 07/02314/C | Permitted | Change of use of garage 7 to private lock up storage unit and garage 14 for private vehicle use. |
| 07/02313/B | Refused | Vary condition one of PA 07/00197/B and reposition containers along the eastern/south eastern boundary wall to improve vehicular access. |
| 07/00197/B | Permitted | Discharge condition one of 05/00665/R to retain containers. |
| 05/01273/R | Permitted | Retrospective application for the renovation of existing workshops and garages to provide private lock - up storage units. |
| 05/00665/R | Permitted | Retrospective application for the erection of four lock up private storage units. |
| 03/00283/B | Refused | Erection of a block of eight apartments with garaging to replace existing outbuildings. |
10 Ballaterson Road, Peel, Isle of Man IM5 1BJ Tel: 426277 email: [email protected]
Existing Site The application site is the curtilage of Heathfield Yard which can be accessed from Patrick Street, Peel. Heathfield Yard is located close to the centre of Peel Town centre and is surrounded to all sides by residential properties.
The site contains four blocks of private lock-up garages used for storage and the parking of private vehicles. There are 21 single garages in total which are generally constructed of masonry walls with a render finish and profiled metal sheet roofing.
This planning application involves work above the existing garages numbered 1-7 and 19-21, details of which are provided on CJ Design Limited drawings numbered 2024/18/01 & 02. Photographs of the existing garages are included on CJ Design drawing numbered 2024/18/02. A topographical survey of the application site and surrounding area has been provided on Axis Consulting Engineers Ltd drawing numbered AX0313/01 Rev A submitted as part of this application.
Planning History Following a search carried out on the Planning Department website it would appear the application site has been subject to several previous planning applications. Details of these applications are listed below for reference: -
Ref: Status Description 14/01295/B Permitted Erection of eight additional garages 10/00092/B Permitted Erection of five additional garages 07/02314/C Permitted Change of use of garage 7 to private lock up storage
unit and garage 14 for private vehicle use.
07/02313/B Refused Vary condition one of PA 07/00197/B and reposition containers along the eastern/south eastern boundary wall to improve vehicular access.
07/00197/B Permitted Discharge condition one of 05/00665/R to retain containers.
05/01273/R Permitted Retrospective application for the renovation of existing workshops and garages to provide private lock - up storage units.
05/00665/R Permitted Retrospective application for the erection of four lock up private storage units.
03/00283/B Refused Erection of a block of eight apartments with garaging to replace existing outbuildings.
03/01453/B Refused Refurbishment of existing and erection of five
additional garages on lock up garage site. 01/01571/B Refused Change of use of yard for parking/storage depot. 94/00698/C Permitted Change of use to retail supply of building materials.
Planning approval reference 14/01295/B allowed the construction of three new garages with access directly from Heathfield Yard and five new garages above existing garages numbered 1-7 with vehicular access from Roxwell Lane. The detached block of 3 garages within Heathfield Yard were constructed in 2015 however the construction of the 5 garages with access from Roxwell Lane has not yet commenced.
We understand planning approval 14/01295/B is deemed to be current due to the construction of the three garages. This application, should it be successful, seeks to supersede the construction of five garages of Roxwell Lane approved under PA 14/01295/B.
Pre-Application Advice Initial discussions have been held with the Highways Department to review if the proposals would have any detrimental impact on Highway safety, traffic movement, parking provision and pedestrian movement. Following a site meeting held with Mr A. Dunlop of the Highways Department on Monday 25th March 2024 it was considered the current proposals would have less of an impact of the highways than construction of the five garages already approved.
Applicant Statement Heathfield yard has been used exclusively for domestic storage and parking for approximately 25 years, providing convenient, secure and affordable storage to the surrounding community.
The existing units can be used for either parking or storage but the demand is almost entirely for storage. Typically for the long term storage of surplus household items by local residents. In my experience of managing Heathfield Yard over the years it is true to say that a unit rarely becomes available. It is typical for the users to hold on to their units long term and to visit them occasionally if not rarely, briefly loading or unloading using private cars.
The demand for parking use has always been low as free parking is available on Patrick Street and the surrounding areas.
The permitted use of the site is limited to private domestic use and does not allow for any commercial activities. No power or water is provided on site, which helps create a “built in” limit to the use of the units. Furthermore, it is written into the contract terms and conditions that there can be no commercial activity on site. This means that no commercial vehicles use the site.
The existing planning permission is for eight new units, three of which have been built. The remaining five units with the doors facing out onto Roxwell Lane have not been built because it became apparent that this type of unit was not really in demand.
The new design features a single communal personnel door leading into the building which will be internally subdivided into lockable storage bays. This design is preferred because it caters for secure storage use. As previously stated, there doesn’t seem to be much demand for private parking in this particular area. Heathfield Yard already has many existing units that are suitable for parking but the demand is just not there. In fact, there is currently only one user which parks in their unit on a daily basis. The rest are used for long-term storage.
The new design offers greater security than multiple external doors. Also, it is felt to be more sympathetic in appearance as it preserves nearly all of the original sandstone boundary walls, whereas the previous design saw them mostly demolished.
It also uses less concrete and more sustainable materials. In my experience, Heathfield Yard has always been well received by the local residents, who enjoy the use of the additional storage space it provides. It is worth noting that many of the surrounding housing is terraced, without driveways or garages and often has much less available storage space when compared to modern standards. The proposed single entrance from Roxwell Lane will require cars to be able to pull over, load or unload and then turn around. But this will be contained to one area at the top of the lane, rather than spread along the length of the lane, as per the existing approved scheme for five garages. Based on the current use of the site, the frequency of cars using the proposed Roxwell Lane entrance is expected to be low or infrequent. Also, the reduction from five garage doors to one personnel door leading on to Roxwell Lane could potentially reduce any negative effects for other users of the Lane, such as pedestrians and vehicle drivers. The use of the proposed units will be limited to private domestic storage in line with the current use of existing units. It is hoped that the Planning Department will see this as favourable. Current Proposals This application seeks full planning approval for the construction of a first floor structure above garages numbered 2-7 and 19-21 to create residential storage facilities.
As outlined by the applicant, the demand for garages to park motor vehicles is very low compared to the demand for residential storage space. The owner would like to explore the opportunity of providing Storage facilities suitable for use by local residents on a short and long term basis instead of constructing the five garages previously approved. We believe the storage facilities would be of a greater benefit to the local community and would improve highway safety compared to the previously approved scheme.
There are enabling works required to ensure the existing garages are structurally capable of carrying the additional loading from the approved garage scheme or
proposed storage units (limited alteration works is required to the internal walls of the garages below). To help absorb these up-front costs and make the scheme financially viable, it is essential the majority of units generate an income as soon as constructed. Given current market demand, the applicant believes the smaller storage units will have a better chance of achieving full rental rather than larger garages.
The footprint of the proposed development is slightly larger than the footprint of the five garages previously approved along Roxwell Lane as it extends over the three additional garages within Heathfield Yard (numbered 19 to 21). This increases the floor area by approximately 75 square metres (to 160 square metres total) however this additional section of building will have very limited impact on the public or surrounding amenities.
The new building will retain the majority of the existing boundary walling along Roxwell Lane and the public footpath to West View, with a new single door opening cut through the existing sandstone to create the main entrance. It is believed retention of the sandstone boundary wall is more in keeping with the proximity to Peel Conservation Area.
Where the structure projects above the existing boundary wall and for the lean-to style roof, these will be clad in profiled metal sheeting to help retain the industrial / commercial appearance of the building in the surrounding area. The applicant is proposing a dark grey colour for this metal cladding however is willing to consider an alternative colour if thought to be more appropriate by the planning department.
We believe the proposals will have no negative impact on the highway safety, public amenity and the surrounding residential properties or public views from the nearest highway / public footpath.
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