Consultation Guide for Residents of Peel: Opposing Zoning of Green Fields for Housing
Introduction
This guide aims to empower and inform residents of Peel about participating in the government consultation process to represent against the proposed zoning of green fields for housing on the outskirts of Peel.
The consultation process provides the final opportunity for residents to express their views and stand any chance of influencing the outcome. With the deadline for submissions fast approaching on Thursday, 27th March, it is crucial for everyone to take action now to ensure the concerns of the community are heard.
Map Source: Cabinet Office: From the official published map 6 Post Inquiry Modification Map, zoomed in. Site name reference labels in red added for ease of understanding and reference.
On the map, fields GMR023, GMR008, and GMR009 are currently green fields situated on the outskirts of Peel, adjacent to the Ballawattleworth and Slieau Whallian View / Reayrt Ny Cronk estates.
These large fields are coloured light purple, indicating their potential zoning for the development of residential housing.
These sites represent a new and significant land allocation on the edge of Peel, and not previously included within the settlement boundary of the Town.
The thick black dashed line represents a proposed district link road.
Detailed information about these sites, including their development brief, site requirements, and constraints, can be found in the Modified Draft Area Plan on page 134.
This document is presently open for consultation and is a “marked-up” version of the one presented at the Public Inquiry, showing post Inquiry amendments, following recommendations from the Independent Planning Inspector. The full document can be accessed here or type in browser https://tinyurl.com/NWAPfull
Argument 1: Enough is enough – Peel has had more than its fair share of new housing development
Since the 1989 local plan, Peel has experienced more development on its green fields compared any other area in the north and west. It is therefore essential to protect these areas from further encroachments and preserve Peel’s green fields. The new concept of “sustainable urban extension” for Peel has recently been introduced – and should be rejected. Figures provided to me indicate that extending land allocated for housing into these 3 fields alone would open up 517 developable housing units for long term development.
Argument 2: Dubious and Unjust Additions to Original Plans
The fields in question, GMR023, GMR008, and GMR009, were not part of proposals for zoning for housing in the original draft plan published by the Cabinet Office. They were later added for consideration at the Public Inquiry following similar representations through the formal consultation process from landowners and developers but also the Peel local authority, in a way that lacked transparency and failed to actively involve or reference the residents of Peel or their interests. The inclusion of these fields goes against the interests of the local community.
Argument 3: We don’t need or want a ‘District Link Road’
The proposal for a “district link road” (initially from Douglas Road to Poortown Road) emerged from a past submission in the “call for sites” stage years ago. This road would pass through newly proposed housing sites (currently green fields) splitting Peel into factions without delivering on a real need. The arguments for this road is not compelling and will only detract from the integrity of Peel (and ultimately be used to enable more housing). At the Public Inquiry, the arguments for a district link road as a firm proposal were a) to support traffic from Kirk Michael into Peel and Douglas (which makes no sense!) and b) the idea of a road to enabling more housing.
The proposal is stated in the core document as “a district link road to connect to the A4 Ramsey Road in the north and the A1 Douglas Road in the South” page 134.
Call to Action
To oppose these proposals effectively, it is vital to engage with the final consultation process.
Please follow these steps:
- Visit the Government Consultation Website
Access the online consultation survey by visiting https://consult.gov.im/cabinet-office/modifications-to-the-draft-area-plan-for-the-north/ - Complete the Online Survey
Click “Give us your Views” to access the online survey.Go to the Housing section and locate “Modification 63”.Choose “Object” and articulate your concerns. Use the suggested statement as a starting point: “This objection applies not only to the modifications, which don’t go far enough to address concerns, but also to the overall zoning of fields GMR008, GMR009, and GMR023 for residential development, as well as to the proposed district link road. The draft plan as modified now refers to “sustainable urban extensions” for Peel (page133). The residents of Peel do not support this new concept or expansion.”Then use your own words and views to add to this or borrow from the arguments in this guide.Scroll to the end and click submit. - Consider Additional Comments
After submission, you may provide further views on other modifications or sections of interest (if desired). - Complete the ‘About You’ Section
This is optional but beneficial for ensuring your response is visible. It enhances representation effectiveness and understanding of strength of feeling if permitted for publication. You can do this anonymously. - Finish
Click Continue, scroll down all the way and click “Finish”
Alternative Submission Methods
If online submission is not feasible:
Request paper copies or assistance via northandwest@gov.im or call +44 1624 686758.
Why Your Views Matter
Your input is crucial in influencing final decisions in the Area Plan for the North and West proposed for adoption by the Cabinet Office. Making your submissions visible will add pressure against and aid me as your constituency MHK in advocating effectively for Peel in Tynwald.
As well as submitting your views to the consultation officially, feel free to inform me of the content of your submission by email.
The process for Area Planning (ie designation / zoning / allocation of land for particular use) is very drawn out and set out in law, in the Town and Country Planning Act 1999. It is a process which was initiated before my time as an MHK, before the start of the current administration, and includes multiple steps of “calls for sites”, publishing of draft plans, consultation, integrating representations / responses, and consideration at an independently chaired public inquiry. Understandably, there are many vested interests at play, but the views of residents must be sought and heard.
After this final consultation, and “consideration of any objections and representations duly made” by Cabinet Office officials, the next major step politically and publicly will be when the Area Plan for the North and West comes to Tynwald. To come into effect, the Area Plan in its entirety needs approved by Tynwald (it is this approval which would effectively “zone” land for particular use / development).
I have already stated publicly that I will oppose and vote against the area plan in Tynwald on the basis of further greenfield development, but I need local public views into the official process to support this cause– as many of them as possible.
NB Zoning / designation / allocation of land is not the same as a planning application – but obviously opens the door to such applications / development. Most of Peel was designated for residential development under 1989 Peel Local Plan. This has been relevant for developments still being built / recently applied for today –so impact of area planning in law is long lasting!!!
Closing Remarks and Queries:
I strongly encourage all residents to make their voices heard via the official consultation by Thursday, 27th March!
If you are a constituent and have any queries, or would like to help me raise awareness on this issue locally, please don’t hesitate to contact me at kate.lord-brennan@gov.im .
If you have general queries about the area plan generally, please contact Cabinet Office planning officers on NorthandWest@gov.im (please feel free to copy me in).