20 August 2025 · Delegated
Garage Workshop Office & Premises, Gib Lane, Peel, Isle Of Man, IM5 1pd
This application sought permission to add a first floor extension to The Old Stables on Gib Lane, Peel, creating a new two-bedroom residential apartment, along with the installation of roof lights. The building is a converted stable situated to the north of Gib Lane and is part single storey and part two storey in its existing form. The main planning issues considered were whether the extension would be appropriate in terms of the character and appearance of the building, and whether it would affect the amenity of neighbouring properties. The application was approved by delegated decision on 20 August 2025, subject to two conditions, with the officer also recommending approval.
The Department of Environment, Food and Agriculture approved the application on 20 August 2025. The key planning considerations were whether the extension was acceptable in terms of the character and appearance of the existing building and its effect on neighbouring amenity. The proposal was found to meet those tests.
Town and Country Planning Act (1999)
General Policy 2
Isle of Man Strategic Plan 2016
General Policy 2: 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. 6.3 Development outside of areas zoned for development
Environment Policy 35
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.
The Alteration and Replacement of Windows
Planning Policy Statement
SPECIAL PLANNING CONSIDERATIONS
Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man
POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 3
The mitigation as stated within section 6.0 of the Breeding Bird Survey & Mitigation Plan dated received on 5th June 2025, must be carried out prior to occupation. Any alterations to the proposed Bird mitigation must be submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and retained thereafter. REASON: To safeguard birds and in the interests of biodiversity.
