Loading document...
The application site relates to an existing row of lock-up garages located within Heathfield Yard which is accessed from Patrick Street, Peel. The yard is occupied by two further rows of garages, a store, a workshop and an office/workshop.
This application seeks approval for the erection of five additional garages which would be built on top of the southern-most row of garages in the yard. The change in level between the yard and the
adjacent cul-de-sac would allow access to the garages to be from the cul-de-sac. The existing sandstone wall would be partly demolished to create five garage door openings. The front façade of the garages would be finished in re-used sandstone. The roof of the garages would be mono-pitch finished with dark grey metal sheeting.
The application site is located within an area identified as being Predominantly Residential use by the Peel Local Plan. The site is located adjacent to the Peel Conservation Area. Within the Isle of Man Strategic Plan 2007, the following policies are judged relevant:
The following previous planning applications are considered relevant in the assessment and determination of this application:
> "On or before 1st December 2007, the existing five temporary metal storage containers in the yard shall be removed. Thereafter, the yard shall remain permanently open and shall not be used for storage of any permanent or temporary items or structures."
REPRESENTATIONS
The Department of Transport Highways Division does not oppose this application stating that it no traffic management, parking or road safety implications.
17 May 2010
The owners/occupiers of 64 Patrick Street, Peel object to this application on the grounds that the development will make the area more dangerous, that parking will be lost and that the site is within a conservation area.
The owner/occupier of 66 Patrick Street, Peel objects to this application on the grounds that the development will cause nuisance to residents and deprive them of parking spaces.
The owners/occupiers of 56 Patrick Street, Peel object to this application. They own the workshop adjacent to the existing block of garages which is rented to a joiner. Their concerns relate to the loss of light to the workshop and concerns regarding road safety.
ASSESSMENT
The main issues to be assessed in the consideration of this application are the impact of the proposed development upon the amenity of the surrounding area, the highway implications of the proposal and the impact of the development upon the adjacent conservation area.
To an extent the development would affect the amount of light which reaches the first floor window located in the end elevation of the existing workshop. However the workshop is not a residential property and the set back of the garage combined with its height would reduce the impact of the building upon the workshop. It is not judged that the impact of the development upon the light which reaches the workshop is sufficient to warrant the refusal of this application.
The pair of semi-detached dwellings to the south of the site are closest to the proposed development. In terms of traffic generation, it is judged that the use of the garages would not be dissimilar to the existing situation where cars park at the side of the road. It is judged that GP2 is met by the proposal.
The proposal would alter the appearance of the existing wall. The site is not within the Peel conservation area but is relatively close to the edge of the designated conservation area. EP36 sets out that development that is proposed outside of, but close to the boundary of a conservation area, will only be permitted where it will not detrimentally affect important views into and out of the conservation area. It is judged that the proposed development would not adversely affect any important views identified by EP36 and as such the character and amenity of the conservation area would be adequately protected by this development. The re-use of the sandstone will assist in allowing the development to blend in with the surrounding area.
TP4 requires that new developments are served by highways which are able to accommodate the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner. The proposal has been assessed by the Highways Division and it has been concluded that there would not be any unacceptable impacts arising from the development. The Highways Division has set out that the existing parking which takes place partly on the pavement is unauthorised and this application will prevent this whilst providing the opportunity for additional off-street parking.
Whilst the structural capability of the existing garages is not a matter which would normally be considered material to the planning decision, the matter has nevertheless been discussed with Building Control officers and it has been ascertained that a Building Control application will be required and the structural implications of the proposal would be considered as part of this assessment.
Based on the assessment of the key issues surrounding this development proposal, it is judged that the application should be approved.
RECOMMENDATION
Permit.
17 May 2010
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
The Department of Transport Highways Division Peel Town Commissioners The owners/occupiers of 56 Patrick Street, Peel
Accordingly the following parties are not granted Interested Party Status:
The owner/occupier of 60 Patrick Street, Peel The owners/occupiers of 64 Patrick Street, Peel The owner/occupier of 66 Patrick Street, Peel
Recommendation Recommended Decision: Permitted Date of Recommendation: 16.03.2010
Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the erection of five additional garages, Heathfield Yard, Patrick Street, Peel as shown by C/3811/1 received 27th January 2010.
The units may only be used for storage purposes and not for any other purposes including commercial or as workshops.
The exterior stonework must be of a traditional nature.
NOTE: Split stone on a backing render is not acceptable as an external finish.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made: Permitted Date: 17 May 2010
10/00092/B
Page 4 of 5
Signed: ______________________________ Senior Planning Officer
17 May 2010
Copyright in submitted documents remains with their authors. Request removal
