Inspector Report

Application by Harbours Division to: Re-site existing railings to allow access to slipway from highway at Slipway, East Quay, Peel Marina.

Site visit 11 March 2013

Preamble

1. The application was referred to the Council of Ministers in accordance with Section 10(1)(b) of The Town and Country Planning (Development Procedure) Order 2005 because the applicant is part of the Department of Infrastructure.

Site and Development

1. The East Quay slipway falls from within a gated boat yard. The proposal is to relocate the boundary railings to permit access directly from the public highway.

Representations

1. The gist of a supporting statement with the application is that since being enclosed by the boat yard, subject to card entry, the slipway has ceased to be readily available for members of the general public to launch boats. Also, and despite signs, cars parked in the yard frequently block the slipway leading to many complaints. Relocating the yard boundary railing would restore public access to the slipway.
2. The Planning Officer: the boundary of the Peel Conservation Area runs along the edge of the road but does not extend into the boat yard, so the proposals are subject to Strategic Plan Environment Policies 35 and 36, respectively regarding proposals within or close to a conservation area. The relocated railings would have little impact on the character and appearance of the Conservation Area. Arguably, removing the angled line of railing would improve appearance while ready access to the slipway would be more conducive to visitor understanding and appreciation of the harbour. Open access would be an operational improvement.
3. There is no other representation on file.

Assessment

1. The post and rail boundary to the boat yard is to a high quality and would be relocated or precisely matched. Inasmuch as the new alignment would be parallel rather than angled to the road, there would be a small visual improvement. More importantly, the nautical character of the Quay would be enhanced. Functionally, by permitting trailer towed boats to be launched, and in a more general sense by making the layout and mode of operation more readily understandable to visitors, for whom the Quay is likely to be an important element of their experience of Peel. Because the slipway function would be readily apparent it is reasonable to expect that it would be less frequently blocked by thoughtless parking. The proposals accord fully with Strategic Plan policies and far from there being any objection there is much to commend.

Recommendations

1. I recommend that the application be approved subject to the following conditions.
2. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
3. This permission relates to the re-siting of the existing railings and paving works as shown in drawing reference 190 B.

Alan Langton

Inspector