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10 Ballaterson Road, Peel, Isle of Man IM5 1BJ Tel: 426277 email: [email protected]
Existing Site The application is located off Gib Lane, which runs from Peveril Road at the top (South East) to Peel promenade, located to the North. Gib Lane is a single width road located within the Peel Conservation Area, which provides access to the rear of the residential properties facing Stanley Road and the promenade along with several residential properties that have access directly off Gib Lane only.
The Old Stables comprises of a two storey and single storey Peel sandstone building with pitched roof and natural late finish. The building is located approximately 40m from the promenade and is bounded on three sides by residential accommodation with a public open space and public carpark to the other side. There is a large open courtyard in front of the main buildings which provides off-road parking to The Old Stables and Artist Studio.
The main ground floor space within the Old Stables is currently used as a Garage / Workshop area for the Client to maintain / protect his small collection of classic cars. There is a small single storey building attached to the main workshop that has been used as an artist studio in the past but is currently used as an Office / Welfare space by the Client. The first floor space above the workshop is currently used as an artist studio which has an external staircase to provide access off the courtyard.
Photographs of the existing building are included with this planning application (see CJ Design Drawing numbered 2024/26/03) along with a Location & Site Plan showing its proximity to the surrounding area (see CJ Design Drawing numbered 2024/26/01).
Planning History Following a search carried out on the Planning Department website it would appear the application site has been subject to one previous planning application, submitted by the previous owners. Details of this planning application have been included below for reference:
15/01176/B – Installation of replacement windows and door, replace a window with a door and installation of a replacement door (partial retrospective) - Permitted
Pre-Application Advice Prior to submission of the formal full planning application, pre-application consultations have taken place with Miss Vanessa Porter, Planning Officer of the Planning Department. These consultations have been in the form of email correspondence between the Planning Department and CJ Design Limited.
Additional Pre-application advice has been sought from Mr Adam Dunlop, Highway Engineer of the Department of Infrastructure Highways Department. These consultations have been in the form of email correspondence between the Planning Department and CJ Design Limited.
The advice given in the pre application consultations has been incorporated into the drawings and information that form the basis of this application.
Applicant’s Statement My name is Chris Kennaugh of Athol House, 4 Marine Parade Peel IM5 1PB. Thank you for giving me this chance to write you today.
In the meantime, the Old Stables need re-roofing and I thought whilst this was required, we could investigate the possibility of converting the upstairs into living accommodation, without too much cost.
So here we are, trying to see if we can do it. The Old Stables apartment would be smaller, save the buildings in the long term and give them new life. The converted apartment would be well insulated to modern standards, possibly incorporate solar panels or air source heat pump etc, (subject to separate planning applications) and be a lot cheaper and easier to run and live in. My cars would be downstairs for me to potter about with (as I currently do) without leaving the surrounds of my home.
so converting The Old Stables will create a new residential dwelling in Peel which are badly needed. Current Proposals This application seeks full planning approval for the creation of a two bedroomed, residential apartment within The Old Stables, Gib Lane, Peel. It is proposed the residential apartment will be created by converting the existing first floor Art Studio and construction of a new first floor extension over the ground floor workshop to provide first floor living accommodation. External access to the new residential unit will be provided from the Courtyard in the form of a new galvanised steel staircase with internal access provided via a new internal staircase accessed from the flat roof, single storey building abutting the main workshop.
A structural Appraisal of the existing building has been carried out by Axis Consulting Engineers and a copy of their report has been included with the planning application for reference. The Appraisal identifies the existing structure is suitable for conversion / extension providing certain Structural strengthening works are carried out as part of the development.
The applicant would like to create a two bedroom residential unit that they can move into. They currently live in an apartment on Peel Promenade within a block of apartments and has a yearly management charge and general building maintenance as part of their ownership. Their current apartment also doesn’t have the use of any dedicated off road or covered parking space. Should the proposed conversion & extension works be acceptable (and prove financially viable), the applicant would reside in the Old Stables apartment with the benefit of significant off road parking and no management fees whilst still enjoying the spectacular views over Peel bay.
The conversion works to the existing two storey element of the building will be contained within the existing except for the inclusion of a new entrance door with dormer over to the East (Courtyard Elevation) and the inclusion of a couple of rooflights to the West Elevation. The duo pitched roof structure will be replaced with a new timber roof structure clad with reclaimed natural slate to match the original.
The first floor extension above the existing single storey lean-to will involve removal of the existing roof structure and construction of new timber framed external walls (lightweight construction), clad externally with Cedral (or similar approved) timber effect composite weatherboarding. We believe the timber effect cladding will help reduce the visual impact of the first floor extension and also help retain the visual appearance of the original building. The new pitched roof over the extension will be set slightly lower than the original, again to help maintain the visual break between the original structure and the new extension.
The proposed first floor extension has been designed to be sympathetic to the existing building and uses materials that can be found on similar buildings within the Conservation area of Peel. The new gable elevation facing the promenade (North Elevation) has been designed to maximise the views over Peel Bay whilst providing an outdoor balcony to the new residential unit. The design utilises glass handrail and balustrade with a large glazed gable to maximise natural light within the residential unit. Again, this design can be found on several coastal properties around the island and we believe the design will preserve and enhance the Conservation area by replacing the existing low pitched, lean-to roof with a gable end roof, matching the original two storey buildings.
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