7 November 2023 · Delegated - Head of Development Management (Stephen Butler)
Salt Wood, Shore Road Underway, Port St. Mary, Isle Of Man, IM9 5dx
The proposal involves changing the use of an existing terraced dwelling from purely residential (class 3.3) to include tourist accommodation (class 3.6), with no physical alterations proposed. The property has sleeping accommodation on the ground floor and living spaces plus a bedroom on the first floor, with one off-r…
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The officer found no demonstrable harm to neighbouring living conditions, as the additional tourist use would not result in unacceptable amenity impacts beyond the existing dwelling, given the town ce…
Business Policy 13
Sets a general presumption in support of private dwellings as tourist accommodation provided it does not compromise neighbour amenity. The officer assessed that this proposal meets the test, as no unacceptable amenity impacts are expected beyond existing residential use in a town centre location.
Environment Policy 13
Addresses flood risk. The officer noted the site is on the cusp of high tidal flood risk but found refusal unreasonable given established residential approval with ground-floor bedrooms since 2011; site levels provide some mitigation.
Environment Policy 23
Addresses changes to neighbouring amenity from development. No harm to neighbours found, as tourist use would not exceed existing activity levels.
General Policy 2
Sets general design standards. No physical works proposed, so no visual or design impacts; complies as there is no streetscene change.
Community Policy 7
Requires consideration of flood risk, minimising criminal activity, and reducing fire spread. No changes expected beyond current occupation.
Community Policy 11
Related to flood risk, crime, and fire; officer confirmed no increased risks from tourist use.
Time limit
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
no objection
do not oppose; no significant negative impact upon highway safety, network functionality and/or parking
Highway Services and Port St Mary Commissioners raised no objections, while Flood Risk Management objected due to tidal flood zone location and sleeping accommodation on ground floor; neighbours raised parking and noise concerns.
Key concern: property is in a tidal flood zone with sleeping accommodation on ground floor
Port St Mary Commissioners
No ObjectionPort St Mary Commissioners had no objections
Highway Services Division of Department for Infrastructure
No Objectionno significant negative impact upon highway safety, network functionality and /or parking; reduction in the height of the pillars and wall at the access point is welcomed which would greatly enhance the lines of sight in both directions
Flood Risk Management Team, Department for Infrastructure
ObjectionFRM will not support plans for sleeping accommodation on a ground or basement floor in a flood zone especially where intended as tourist accommodation
Conditions requested: No sleeping accommodation on ground/basement floor
Flood Risk Management Team, Department for Infrastructure
No Commentformally request the property threshold levels to Douglas 02 datum. This information will enable us to review our current Consultation of 26th June 2023
Owner of 8, High Street
Conditional No ObjectionAny change of use should include a requirement to avoid noise and nuisance from the change of use - for example by allowing high numbers of residents/visitors
Conditions requested: requirement to avoid noise and nuisance from the change of use - for example by allowing high numbers of residents/visitors
Owner of 1, Harbourside Apartments
Objectionthe addition of more holiday accommodation in the area is, in my opinion, not currently feasible due to the present difficulties in parking and access
