Officer Report

Application No.: 15/00043/B Applicant: Manx National Heritage Proposal: Erection of a covered walkway with associated landscaping Site Address: House of Manannan Mill Road Peel Isle of Man IM5 1TA Case Officer : Miss Melissa McKnight Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of the House of Manannan Heritage Centre, Mill Road, Peel. It is located to the south east of Peel Harbour on the corner of Station Place and Mill Road. The site is also lies within the Peel Conservation Area. - 1.2 The House of Manannan has been established since 1997 and was constructed using part of the Old Peel Railway Station, the rest of the building was new build. There is a large area of car parking to the south west of the House of Manannan which is used in connection with the application site.

2.0 THE PROPOSAL - 2.1 This current planning application seeks approval for the erection of a timber covered walkway and associated landscaping within the existing courtyard. - 2.2 The wall cladding, columns and details would be soft wood with the roof being timber shingles. Artificial grass would be installed to the floor of the courtyard and a new water channel cut into the existing floor slab from one side to the other would also be created.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of three previous planning applications, none of which are considered materially relevant to the assessment of this current planning application.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site lies within an area zoned as Car Park under the Peel Local Plan 1989. As previously mentioned the application site lies within the Peel Conservation Area. Planning Circular 6/89, the written statement that accompanies the Local Plan, contains two paragraphs that are considered specifically relevant to the assessment of this current planning application:

• Paragraph 9.15 states:

• "The character of the Conservation Area should be encouraged by positive schemes of action which will apply to areas and individual buildings and include the historic pattern of streets and spaces."
• Paragraph 9.16 states: "Particular attention will be paid to the alteration or extension of a building within the Conservation Area which must be carried out in a manner sympathetic to the existing building and its setting."

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered relevant to the assessment of this current planning application:

"General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

"Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

5.0 REPRESENTATIONS - 5.1 The Department of Infrastructure Highway Services do not oppose the current planning application (28/01/2015).

6.0 ASSESSMENT - 6.1 As the site is within a Conservation Area, Environment Policy 35 is relevant for consideration. This policy states that development will only be permitted which preserves or enhances the character or appearance of the Area. In this instance, the courtyard is not visible from any public thoroughfare given its location within the House of Manannan. Nonetheless, it is essential to have regard to the impact of the development on the character

• and appearance of the application building.
• 6.2 The existing courtyard is currently used as a children's play area and is accessed from the Kingdom of the Isles Gallery. The courtyard at present offers very little in the way of a pleasing and generic useable space to the House of Manannan and its visitors given the overall appearance and features within.
• 6.3 The proposed covered walkway and landscaping has been designed and would be finished to a high standard. It is considered that the walkway with the proposed landscaping features would significantly enhance the visual appearance of the courtyard area and would uplift the area and offer a more inviting and desirable area to use and would positively contribute to the Kingdom of the Isles Gallery and the House of Manannan as a whole.
• 6.4 On assessment, the proposed walkway and landscaping are considered to be a positive addition to the application building in terms of the visual impact and provision of an area of open and attractive external space.

7.0 RECOMMENDATION - 7.1 Overall, it is concluded that the planning application accords with Paragraph 9.15 and 9.16 of Planning Circular 6/89 and General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2007 and is therefore recommended for approval.

8.0 PARTY STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation Recommended Decision: Permitted Date of Recommendation:

16.02.2015

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

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This approval relates to drawing number 1408-001 and 1408-010 revision A and 1 x Photograph showing the existing courtyard all date stamped as received on 16th January 2015

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : 17.02.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed: Jennifer Chance Jennifer Chance Head of Development Management