Loading document...
Application No.: 25/90108/B Applicant: Miss Rowanna Millar Proposal: Erection of courtyard spa extension to the rear of the existing guesthouse Site Address: Waldick Guesthouse 9 Marine Parade Peel Isle Of Man IM5 1PB Senior Planning Officer: Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.03.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The proposed development has been designed to comply with Environmental Policy 35 and General Policy 2 of the Strategic Plan 2016.
Plans/Drawings/Information; This decision relates to drawings and supporting information received on 3rd February 2025, referenced;
_________________________________________________________________ Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
DoI Highways - No Objection
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application site is the curtilage of Waldick Hotel, No.9 Marine Parade, Peel. The property is an end of terrace, 5 storey building finished in red sandstone brick with bay windows to four floors and ornate gable front. The character is echoed across the terrace of eight properties and fronts onto Peel Promenade and the beach to the west. The property is currently used as a 13 bed guest house. - 1.2 The rear of the property is accessed via a service lane that is accessed from Walpole Road to the south east. Here there is a continuous 2.0m high boundary wall along its length with individual pedestrian gates serving the rear of each property with steps down to the ground floor of each property. - 1.3 The rears of the application site has here have an existing conservatory leading onto an courtyard area with steps up to the rear gate and a covered blockwork storage area and decking platform above, giving a level access to the rear gateway. TO either side of the courtyard are 2.4m high walls. The rear of the building has four storey outriggers with windows in the gable and a narrow laneway leading to the rear doorway.
2.0 THE PROPOSAL - 2.1 The application seeks to remove the existing conservatory and build within the rear courtyard with a part flat roof extension and part glazed roof spanning from the rear elevation to the existing raised deck area. - 2.2 The rear extension would allow for the creation of a spa facility, featuring a Steam room and sauna room, a hot tub area with seating area under the glazed roof. Access from the building to the rear lane would be retained to allow access up and onto the existing decking area. - 2.3 The scope of works are solely contained to the rear elevation and ground floor level of the property and no part of the extension would be higher than the side boundary walls. The area to be covered by the roofing would measure 6.0m long by 5.0m wide across the width of the rear yard.
3.0 PLANNING POLICY - 3.1 The application site is located within an area designated as 'Mixed Use' and within the settlement boundary of Peel on the Peel Local Plan 1989. The site also sits on the eastern boundary within Peel Conservation Area, - 3.2 There are no registered trees on site nor is it within an area of flood risk. - 3.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; Strategic Policy
Spatial Policy 2 Peel is a named Service Centre
General Policy
2 General Development Considerations Environment Policy 35 Preserve or enhancement for Conservation Areas 39 Retention of building in Conservation Areas 42 Designed to respect the character and identity of the locality
4.6 Residential Design Guide (2021) This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction. - 4.7 Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act".
4.0 PLANNING HISTORY - 4.1 11/00612/C - Additional use of premises as a tea room. Approved. The case officer for this application noted; "This application seeks approval for the additional use of the premises as a tea room. Specifically the proposed additional use would relate mainly to the ground floor of the building which currently provides the dining room, kitchen and ancillary services of the bed and breakfast hotel. The first floor bathroom would also be available to patrons of the tea room. Effectively the proposal would allow persons not residing at the hotel to benefit from the dining room facilities offered to resident guests".
5.0 REPRESENTATIONS (in brief - full reps can be read online) Statutory Consultations - 5.1 Peel Town Commissioners have not commented at the time of writing - 5.2 Highways Services - Do not object (11/02/25) Public Representations - 5.3 None.
6.0 ASSESSMENT The key considerations in the determination of the application are;
6.1 The property is situated within a Conservation Area, as such it is necessary to test the application under section 18(4) of the Town and Country Act (1999), see section 4.2 of this report, on whether the works would preserve or enhance the Conservation Area. The proposals as further assessed below will ascertain whether there is any detrimental visual impact from the demolition of the existing conservatory on the rear and the erection of a rear extension. With this in mind and noting that the proposal is within the curtilage of an existing guest house and located at the rear at a lower level, the proposals are of a scale that should not alter the wider Conservation Area as a whole, the proposal at this stage would pass the Section 18(4) test by helping to preserve the Conservation Area. PRINCIPLE - 6.2 The site falls within the existing settlement boundary of Peel and within an area zoned for mixed use development and principally would be in accordance with SP2 and STP2. In
terms of the proposals (demolition and a rear extension), it is noted whilst within a conservation area, this building is not a registered building and the scope of works are solely contained to the rear elevation. The land use designation of mixed use and the proposal to create a spa area for occupants of the guest house would be complementary and would make use of an underused part of the curtilage / rear yard area. As such the principle of a rear extension to an existing property would be acceptable in this instance.
6.3 In terms of the proposal, the demolition of this 1990's type conservatory would not be seen to affect the host property or compromise its integrity and given the desire is to build over the same footprint and over the remained of the rear courtyard area would be acceptable for the creation of an extension with a flat roof design to keep the profile lower than the boundary walls to the sides. - 6.4 As previously noted, from the access lane to the rear, the ground level at the rear of the property where the extension would be erected would not be visible from within the public real at the front, nor would it be visible from the rear given the difference in ground levels and the height of the boundary walls to the sides and rear. - 6.5 As such, from a design perspective, the proposal would be read within the context of the property and that of the streetscene with little to no visual impact upon the host property or that character of the streetscene front and rear, further ensuring compliance with GP2b,c, and Ep42. CONSERVATION AREA - 6.6 With regard to any adverse impact upon the existing conservation area the character of the streetscene, it is noted as being predominately mixed use and given the location of the scope of works biased to the rear of the property, the demolition would not be contentious nor would the building of the rear extension. The proposal would not be out of character here and would have a neutral impact upon the conservation area helping to preserve the overall appearance of the streetscene in accordance with EP35. NEIGHBOURING AMENITIES - 6.7 In terms of whether there is any material harm to the neighbouring amenity, taking into consideration the boundary details and the proposed use, the nearest neighbouring property would be to the side is No.8 Marine Parade would be the closest by proximity. - 6.8 In terms of whether there is any material harm to the neighbouring amenity, taking into consideration the nature of the site and boundary treatment and the size and scale of the proposals. It is not considered to have any negative impact upon the neighbouring living conditions and the proposal would not be seen to have an overbearing impact as the proposal is no higher than the boundary wall, neither would the proposal leading to a loss of light. The use or the rear courtyard in conjunction with the guest house would not result in any overlooking or loss of privacy to the neighbouring amenity to the sides or rear for the reasons stated above. As such this aspect would comply with Gp2g. CONCLUSION
7.1 For the above reasons, the proposed demolition of the existing two storey extension and its rebuild would not be detrimental to streetscene or that of the conservation area and would comply with Spatial Policy 2, Spatial Policy 1, General Policy 2, Environmental Policy 35,39,42 of the IOMSP. The application is therefore recommended for approval. - 8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted Date: 06.03.2025 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/customers and archive record.
Copyright in submitted documents remains with their authors. Request removal
