Decision Notice

TOWN AND COUNTRY PLANNING ACT 1999 The Town and Country Planning (Development Procedure) Order 2019

In pursuance of powers granted under the above Act and Order the Department of Environment, Food and Agriculture determined to APPROVE an application by Mr Derek Sewell, Ref 25/90427/REM, for the Reserved Matters Application to PA 23/01360/A for the redevelopment of the site to provide cafe, bowling clubhouse, community facilities and public toilets with associated siting, internal layout, drainage, design, means of access, landscaping, external appearance and site layout at Redundant Tennis Basketball Court Marine Parade Peel Isle Of Man IM5 1PB.

Any conditions or notes which apply to the approval are set out below. This approval is subject to compliance with any conditions listed and may not be implemented until it becomes final (see guidance notes).

• 1. Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order or any Order revoking and/or re-enacting that Order with or without modification), the building hereby approved shall be used only for purposes of cafe (Class 1.3), bowling clubhouse and community facilities (Classes 4.3 and 4.4) and public toilets as laid out in the submitted plans and for no other purpose in Classes 4.3 and 4.4 of Article 5 of the Order at any time.

Reason: The Department has assessed the impact of the proposal on the basis of the specific use and any alternative uses within the same Use Class will require further consideration.

• 2. Full details of the external sandstone wall and metal roofing materials shall be submitted to and approved in writing by the Department, and no part of the building shall come into use until the external stonework and roof finishes have been fully installed in full accordance with the approved details and plans and shall be retained as such thereafter.

Reason: No exact specification has been given as to the stonework and metal roofing finishes, and so full details need to be provided in the interest of visual amenity and in the interests of the character and appearance of the promenade, surrounding area and adjacent Conservation Area.

• 3. No part of the building shall come into use until the external landscaping finishes have been installed in full accordance with the approved details as shown on drawing number P-04, unless alternative similar finishes are first submitted to and approved in writing by the Department. The approved and installed works shall be retained as such thereafter.

Reason: in the interests of the character and appearance of the promenade, surrounding area and adjacent Conservation Area.

• 4. Full details of the salt tolerant planting shall be submitted to and approved in writing by the Department, details shall include species type, planting specification, maintenance and aftercare. The planting shall be installed no later than the first available planting season once the building first comes into use and maintained thereafter. In the event any plant dies within 5 years of its first planting, it shall be replaced with same or similar species in line with the approved planting scheme.

Reason: in the interest of providing planting in the interest of bio-diversity and softening the hard surfaces and built development.

• 5. No part of the building shall come into use until the refuse bin area has been provided in accordance with the submitted plans and thereafter the refuse bin area shall remain free and available for storage of bins and refuse at all times. Reason: in the interest of both visual and general amenity.
• 6. No part of the building shall come into use until the pedestrian entrance routes from promenade (opening, ramp and steps) have been provided in accordance with the submitted plans and thereafter they shall remain free and available for access at all times.

Reason: in the interest of access for all and ensure connectivity to the community from public realm.

• 7. No part of the building shall come into use until the bicycle parking (stands and lockers) have been provided in accordance with the submitted plans and thereafter they shall remain free and available for bicycle parking at all times. Reason: in the interest of provision of facilities in promoting sustainable travel.
• 8. The installation of any Air Source Heat Pump (ASHP) as part of this application shall be contained to the area annotated 'external plant zone' on dwg P-02 Rev E only. There shall be no more than two pumps and together must not result in a noise that exceeds 42dB LAeq 5 mins.

For the purpose of this condition "LAeq 5 mins" means the A-weighted equivalent continuous sound pressure level over 5 minutes when measured at 1 metre external to the centre point of any relevant door or window to any neighbouring building as measured perpendicular to the plane of that relevant door or window; "non-habitable room" means bathroom, utility room, hallway, corridor, stair, landing, garage, porch, and storage; "relevant door or window" means a door or window other than a door or window to a nonhabitable room, garage, greenhouse, polytunnel, shed or summerhouse.

Reason: the energy impact assessment contains some information about the potential for ASHP but does not include any specific detail of unit size as to make any assessment in terms of noise impact on any neighbour. Separate Permitted Development Order 2025 makes reference to acceptable noise levels and this condition aligns to that. Anything outside of this would require to be assessed as part of separate planning application.

• 9. Prior to the installation of any PV panels in the indicative location shown on dwg P-01 Rev D, full details of the panels are to be submitted to and approved in writing by the

Department, and any installation shall be carried out in accordance with those details approved, and should any of those panels no longer be required for renewable energy production they shall be removed from the site.

Reason: the application includes only an indicative location for panels but no specific specification brochures, and so further information is to be provided as part of this application. Alternatively the applicant may give consideration to installation under separate Permitted Development Order 2025.

This approval relates to the following drawings and documents:

• o Energy Statement - March Consultants MAR 1349
• o Design Statement - 1720.05
• o Planning Statement
• o P-08 Wider Site Analysis
• o P-07 Visualisation from Peel Head
• o P-06 Visualisation from Peel Promenade All date published online 22 Apr 2025
• o DWG EX-01 Rev A - Location Plan
• o DWG EX-02 Rev A - Existing Site Plan
• o DWG P-01 Rev D - Proposed Site Plan
• o DWG P-02 Rev E - Proposed Floor Plan and Elevations
• o DWG P-04 Rev A - Proposed Landscaping and External Works
• o DWG P-05 Rev B - Proposed Sections All date published online 01 Sep 2025

Site Photo's - date published online 08 Aug 2025 Emails from Agent re: glass balustrade - date published online 05 Sep 2025

NOTE The applicant is to be reminded of the time limitations for implementation are as per Condition 1 of PA 23/01360/A.

This decision has been made for the following reasons(s) Principle for the proposed facility and its impact on open space and recreation was approved under 23/01360/A (RecP2 and Para 10.3.5), and this application seeks to determine the reserved matters in respect of the physical works. The scheme makes best use of an existing site within a recognised town (StgP's 1 and 2), and the proposal delivers an acceptably designed low level contemporary building that has been set back within the site to reduce its prominence within the streetscene and preserving key views to the headlands and those buildings forming part of the conservation area (StgP's 4 and 5, GP2, and EP's 36 and 42). Its height, scale and low level form also ensure no overbearing impact on neighbouring buildings and that key views out to sea from the public footpaths behind are best maintained unobstructed (StgP4 and EP42). The integrated use of red sandstone materials respect Peel's established character while providing a combined modern palette of materials that have a sensitive and acceptable visual impact (GP2, EP's 36 and 42).

The proposed facilities are to provide community benefit through the mix of uses and helping to regenerate a more run down end of the prom (EP43). The site layout helps to provide a natural management of the public and private spaces and with suitable access for all users. The sites sustainable location, with availability of nearby public parking and bus routes means a reduction to parking standards is accepted also noting DOI Highways raise no objection and the provision

• of cycle parking (StgP10, GP2, TP's 1, 4, and 7). Drainage has been satisfactorily addressed at this stage, and coastal overtopping matters accepted by the flood risk team (GP2), and concerns regarding antisocial behaviour have been reduced through design and management measures (CP7).

Overall, it is considered that the scheme represents an acceptable addition to this end of the Promenade, enhancing facilities for both locals and visitors without detracting from Peel's distinctive historic character. Conditions will be added in respect of external materials to ensure the building and landscaping is finished in accordance with the submitted plans in the interest of visual amenity. The provision of pedestrian routes, cycle parking and bin storage in the interest of access for all, sustainable travel and refuse amenity. Conditions to ensure landscape planting is installed, and in respect of solar and ASHP installation, as well as a condition reflecting the approved use aligning with the approval in principle.

Date of Issue: 17th September 2025

J CHANCE Director of Planning and Building Control

Guidance Note

This decision was made by the Planning Committee in accordance with the authority delegated to it.

This decision refers only to that applied for under the Town and Country Planning Act 1999 and its subordinate legislation.

A copy of the Officer’s report and any correspondence which informed the assessment and decision is available to view on the Government’s website (via https://pbc.gov.im/onlineapplications/)

Implementation A determination to grant planning approval does not have effect —

•  if an appeal is submitted until the appeal is determined or withdrawn; or
•  if no appeal is submitted, but there are potential appellants in addition to the applicant, until the time within which an appeal may be submitted has expired (21 days from the date of this notice).

Development must be carried out in accordance with the approved plans and any attached conditions (irrespective of any changes that may separately be requested at the Building Control stage or by any other Statutory Authority). This approval does not remove the need to also comply with any other relevant legislation.

Any conditions requiring certain works, submissions etc. prior to commencement of development must be fulfilled prior to work starting on site. Failure to adhere to this approval and meet the requirements of all conditions may invalidate this approval or result in formal enforcement action.

Appeal Any appeal can only be made by a person who has been accorded rights to do so, must be in writing, include the appropriate fee and be submitted to the Department within 21 days of the date of this Notice.

Guidance on how to appeal is available at gov.im/howtoappeal