28 January 2020 · Planning Committee
Isle Of Man Breweries, Ship Inn, Hope Street, Castletown, Isle Of Man, IM9 1as
The proposal involves converting the disused Ship Inn, a three-storey traditional building on Hope Street with a quirky ship-themed extension on Mill Road, into one dwelling with an integral garage, parking, and garden.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer assessed whether the change of use from public house to residential was acceptable given the presumption against loss of such facilities in town centres (Strategic Plan para 10.8 and Commu…
Environment Policy 35
Requires development in Conservation Areas to preserve or enhance character/appearance. Assessed against Hope Street elevation changes (Georgian windows, door replacement) and Mill Road modern cantilever; condition required for window/door details as drawings unclear, but overall changes accepted as distinguishing new elements and improving on existing poor quirky addition.
General Policy 2
Permits development respecting site/surroundings in siting/layout/scale/design (b), not adversely affecting townscape character (c) or locality amenity (g). Proposal complied as amendments reduced mass vs prior refusal, retained original upper elements visible, and modern cladding on cantilever acceptable given varied harbour-side character and replacement of dilapidated features.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Requires preservation/enhancement of Conservation Area character. Cited in condition reason for window/door details; proposal's Hope Street frontage not sympathetic as drawn, but rest of scheme (dormer, cladding) found acceptable in townscape context.
Environment Policy 10
Presumes against development at flood risk. Mitigated by Flood Risk Assessment, 500mm floor raise, 150mm entrance raise, and maintenance works, post tidal defences.
Environment Policy 13
Presumes against development increasing flood risk elsewhere. Ground floor to garaging/storage reduces habitable risk; measures assist mitigation.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Materials approval - windows and doors
Prior to the installation of any new or replacement windows or doors on the north, south or western elevations of the original building which fronts onto Hope Street, details of these must be approved by the Department and the development undertaken in accordance with these details. Reason: the opening style is not clarified on the drawings and the site lies within a Conservation Area where there is a requirement for development to preserve or enhance the character or appearance of the area. As shown, the proposed doors and glazing at ground floor on the Hope Street elevation are not considered to be sympathetic to the historic and architectural character of the property and as such the installation of these features would neither preserve nor enhance the character or appearance of the property, contrary to EP35 and CA/2 of Planning Policy Statement 1/01.
do not object to the application
request a brief flood risk assessment; aware of tidal flood defence scheme and recommend resilience measures and potential floor level advice
Manx Utilities raised flood risk concerns due to the site's location in a tidal flood zone and recommended a Flood Risk Assessment, resilience measures, and removal of sleeping accommodation from the ground floor; Highways Division did not oppose; Castletown Town Commissioners objected to the loss of public house use.
Key concern: Remove all sleeping accommodation from the ground floor due to residual tidal flood risk
Manx Utilities
Conditional No ObjectionUntil we have updated our models and mapping for the area it would be useful to obtain from the DoI a confirmation on the standard of protection this defence wall now provides to the site in question.; Manx Utilities have found it necessary to request that a brief Flood Risk Assessment (FRA) is carried out in support of this planning application.; It is our recommendation that alterations are made to the application before it is approved. That is to remove all sleeping accommodation from the ground floor.
Conditions requested: Brief Flood Risk Assessment (FRA) required confirming DoI defence protection, resilience measures, and tidal flood warnings management; Resilience measures including electric points high up, tiling floors, cement sand render, salt additives to lime plaster, waterproof grout; 600mm freeboard for residential developments; Remove all sleeping accommodation from the ground floor
Manx Utilities
ObjectionThe proposed application presents that vulnerable uses (sleeping accommodation) will be positioned on the ground floor.; It is our recommendation that alterations are made to the application before it is approved. That is to remove all sleeping accommodation from the ground floor.
Conditions requested: Remove all sleeping accommodation from the ground floor
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; DNO on 29 Nov 19
Castletown Town Commissioners
ObjectionThe board of Castletown Town Commissioners object to the change of use of this property.; The consider that the use building should remain as a public house or similar and the proposal to convert it to a private residence is premature without exploring other options is premature.
