28 October 2014 · Committee
Gasworks Showrooms, 15, Station Road, Peel, Isle Of Man, IM5 1ta
The proposal involves demolishing the former gas showroom on part of the Peel Gas Works site and erecting two small terraced dwellings with associated parking. The site is designated as Industrial in the Peel Local Plan, with a small part as Mixed Use, and local policy discourages residential development in the vicinity — a safeguard against noise, dirt, and heavy traffic from industrial uses. The officer's assessment found that the residential/industrial boundary already existed immediately to the north, where 11 Station Road abuts the industrial area. Shifting that transition slightly further south was judged to have a negligible effect on residential amenity from industrial activity. More significantly, the traditionally designed pair of dwellings would form the corner of Station Road and Mill Road, presenting a better built frontage to the adjacent Conservation Area than standard industrial development would. The dwellings were considered to sit comfortably alongside the neighbouring property in scale, ridge line, and detailing, and the rear gardens provide generous amenity space.
The Planning Committee approved the application because, despite the industrial land designation, the residential use was considered acceptable in principle given the existing neighbouring dwelling and the negligible change to the residential/industrial transition. The traditionally designed dwellings were judged to improve the streetscene and the setting of the Conservation Area opposite and alongside the site, outweighing the policy discouragement of residential development in this location.
Residential development in the vicinity will be discouraged
inappropriate development. CHAPTER 6 - THE URBAN ENVIRONMENT Registered Buildings and Conservation Areas 49 The Isle of Man Natural History and Archaeological Society questioned paragraph 6.8.2 of the draft Area Plan, which states that 'Registered Buildings and Conservation Areas, which might not necessarily achieve such status in the United Kingdom, have gained a higher status in the Isle of Man, where their contribution to national identity and the Island's story is highly valued'. I do not accept that this denigrates the Island's heritage assets; on the contrary it underlines their importance. I do not consider any modification of this part of the text of the draft Area Plan to be necessary. 50 The Braddan Parish Commissioners sought the designation of Mount Rule, the Baldwins, and part of Port Soderick as Conservation Areas. However, the procedure for the designation of such areas is set out in Section 18 of the Town and Country Planning Act 1999, and makes no reference to the development plan. The purpose of the Area Plan is to formulate proposals for the development or other use of land. It is not within its scope to create new Conservation Areas. In order to prevent further misunderstandings on this matter, I recommend that Urban Environment Policy 7 be deleted from the draft Area Plan. Urban Environment Proposal 3 51 This states that 'development proposals … which are contemporary in style and which clearly demonstrate innovative design solutions … will generally be supported'. DEFA considered that contemporary styles might be inappropriate in some areas, which have a more traditional urban form. I agree. I recommend that Urban Environment Proposal 3 be modified to read as follows: Development proposals must make a positive contribution to local character and distinctiveness. Traditional or contemporary approaches may be appropriate, depending upon the nature of the proposal and the context of the surrounding area. Archaeology 52 Environment Policies 40 and 41 of the Strategic Plan deal with the development of known or potential archaeological sites. It is not clear to me that Urban Environment Proposal 8 adds anything useful to these policies. The final sentence of Urban Environment Proposal 8, which states that there is no presumption against the development of archaeological sites, appears potentially to contradict Environment Policy 40 of the Strategic Plan, which indicates that development which would damage, disturb or detract from an archaeological site or its setting will not be permitted. I recommend that Urban Environment Proposal 8 be deleted from the draft Area Plan. Railway Architecture 53 Urban Environment Proposal 9 refers to the protection of station buildings, gate-keeper's huts and other line-side structures. However, it seems to me that if they are worthy of preservation, these buildings should be registered. While I do not doubt their cultural importance, in the absence of their registration, it is not clear to me how the planning authority could prevent their demolition or removal. I recommend that Urban Environment Proposal 9 be deleted from the draft Area Plan. CHAPTER 7 - TRANSPORT AND UTILITIES Highways Traffic Congestion 54 The Area Plan recognises that that there is already traffic congestion at the Quarterbridge junction; at the junction between Mountain Road and Governor's Road; and at the junction between Glencrutchery Road and Victoria Road. The evidence is that if all the development sites identified in the draft Area Plan were to be built-out, and no improvements were made to the road system, there would be a significant increase in congestion in Douglas and Onchan. Modelling commissioned by the Government suggests that, in the worst case, the average speed of traffic during the afternoon peak could decrease from 19mph to 12mph. Some journey times would be likely to increase by more than 100%, when compared with 2016 data. This would affect both private and public transport. However, it seems to me that, in practice, this worst case scenario is unlikely to arise. 55 Opportunities for additional carriageway provision are very limited and none are proposed in Douglas or Onchan in the Area Plan. However, there may be potential for limited highway improvements in the proposed Comprehensive Treatment Areas. Additionally, there is scope for the installation of an improved system of traffic signals, which could improve the capacity of the existing road network, particularly at junctions. Further mitigation could result from the introduction of the Active Travel Strategy, whereby drivers are to be encouraged to walk or cycle to their destinations, where this is practicable. Children living reasonably close to their school could be encouraged to walk there (perhaps in a supervised 'walking bus'); or go by bike. Reduced car use might also be achieved by a modal shift in favour of public transport; or car travellers could be encouraged to share a single vehicle, wherever possible. There may also be incr
archaeological evaluations
gic Plan, 2007. Manx National Heritage is likely to seek recording of such buildings and farmsteads prior to redevelopment and particular regard should be had to the Isle of Man Strategic Plan - Environment Policy 41 - in this respect.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
Prior to the commencement of works the applicant must have approved by the Department a scheme for the recording of any features of archaeological interest which may be discovered during the course of construction and demolition and the development must be undertaken in accordance with these details.
Condition 3
The car parking spaces shown in the approved drawings shall remain unobstructed and available in perpetuity for the parking of vehicles associated with the development hereby approved.
Condition 4
The building shall not be occupied until all street furniture has been relocated in accordance with details submitted to and approved by the Department.
Condition 5
No work is to commence on site until the access is constructed and controlled by traffic signals installed in accordance with the drawing submitted to and approved by the Department.
