2 June 2010 · Committee
23, Bridge Street, Peel, Isle Of Man, IM5 1nq
Permission was granted to demolish an existing carport on land adjacent to 23 Bridge Street, Peel, and erect a new dwelling with an integral garage in its place. The site sits on a wedge-shaped plot between the end of a two-storey terrace at Number 23 and the three-storey corner building at Number 26 Shore Road. The officer's report identified the main planning issues as the proposal's impact on the Peel Conservation Area, the living conditions of the new dwelling, and the effect on the amenity of neighbouring properties. The application had a previous planning history on the site and was decided under delegated authority by the Director of Planning and Building Control, with four conditions attached to the permission.
The application was permitted by the Committee on 2 June 2010. The officer recommended approval, and the key planning considerations were the impact on the Peel Conservation Area, the amenity of the proposed new dwelling, and the effect on neighbouring properties.
Peel Written Statement (Planning Circular 6/89)
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
9.16 There will be a general presumption in favour of retention of retail uses at ground floor level in the main shopping streets (Peel Street, Bourne Place, Market Hill, Market Place (West), Parliament Street (excluding Auckland Terrace), East Street, Parliament Square (East side). Office uses (including finance related establishments) at ground floor level will not be permitted to occupy more than 30% of the street frontage in any one block between public and vehicular highways in these streets.
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
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. 6.3 Development outside of areas zoned for development
Environmental Policy 35
Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area
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. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
Transport Policy 7
The Department will require that in all new development, parking provision must be in accordance with the Department's current standards
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
Schedule Of Conditions
1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Schedule Of Conditions
2. This approval relates to the submitted Location Plan, Site Plan, Drawing 100, Applicants Supporting Letter and e-mail from The Department of Transport Highways Division all received on 31st December, 2009.
Schedule Of Conditions
3. Notwithstanding the submitted plans, the windows to be installed on the front elevation shall be of sliding sash only with glazing bars and shall be retained as such.
Schedule Of Conditions
4. Notwithstanding the submitted plans, prior to the installation of a front door and framework, details of the door and framework shall be submitted to and approved in writing by the Planning Authority.
