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Application No.: 25/90897/B Applicant: Dept Of Infrastructure Proposal: Replacement of roof tower glazing, re-location of flue pipe and re-roofing of existing building Site Address: Harbour Masters Office Alfred Pier Port St Mary Isle Of Man IM9 5EF Senior Planning Officer: Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 11.11.2025 Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
N . "The Harbour Master's Office is immediately adjacent to Baie Ny Carrickey Marine Nature Reserve (MNR). The development must comply with the Manx Marine Nature Reserve Byelaws, which includes restrictions on deposits - www.gov.im/marinenaturereserves.
This application has been recommended for approval for the following reason. The proposed refurbishment works would comply with Strategic Policy 3, General Policy 2 and Environment Policy 35, 42 and Transport Policy 13 of the Isle of Man Strategic Plan (2016).
Plans/Drawings/Information;
This decision relates to drawings and supporting information received on 26 September 2025 referenced; 01, 02, 03, 04 Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Port St. Mary Commissioners - No objection
1.1 The application site is Harbour Masters Office that is located to the southeast of Port St. Mary and on the edge of the harbour area and Alfred Pier to the East. The building is single story with a flat roof and finished in a painted render with a curved glazed fenestration to the north elevation with a glazed tower above.
1.2 To this part of the roof scape is a stainless-steel balustrade that is inset from the edges of the building by approx. 2m. Access to this "fenced off area" is from within a curved door on the glazed tower and spiral staircase from the office below.
1.3 The building is internally used as offices in connection with the harbour area, public W/C's and to the south of the building a MUA service room with a separate entrance.
2.1 Proposed are a series of external refurbishment works to the existing Harbour Masters office building, that will see the replacement of curved glazing to roof tower with hexagonal glazing, re-location of flue pipe and re-roofing of existing flat roof building.
2.2 In support of the application the agent / client notes the general need for the works; "We are proposing a full re roof due to the MUA stack leaking through the harbour office roof and causing water damage internally. The leaks over the past 2 years have caused significant damage to the point where the harbour staff had to move into a welfare container for the winter period, the kitchen and carpets were beyond repair. Some leak repairs have been carried out which has slowed the leaking down, but certain weather conditions still cause leaks which is caught in buckets. We have consulted the MUA and the decision has been made to relocate the stack back over to their side of the building to prevent any further leaks. This however will change the appearance of the building, but we feel is necessary to prevent further leaks and internal damage. As part of the re-roof we would like to take the opportunity to replace the lookout tower, this is a cylindrical structure and currently leaks due to the design. Most parts of the windows have had silicone sealant pumped in to try and stop water leaks. Due to the exposed location, any high winds combined with rain causes water to come in and cause staining internally. We propose changing this to a six-sided flat panel design to make it easier to maintain if any glass breaks".
3.1 In terms of land use designation, the application site is within an area recognised as being "Harbour Area" under the Area Plan for the South Map 7 - Port Erin/ Port St Mary.
3.2 The site is further delineated as being within a "Proposed Conservation" Area and outside of the settlement boundary of Port St. Mary. The area around the building is also within a low risk - Tidal flood area.
3.3 Extracts from the Written statement from LA plan are generally focused on new marina development, harbour-based industries, tourist uses and water-based recreation activities, a with the encouragement to retain the existing character of the wider area in terms of its built form. STRATEGIC PLAN
3.4 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;
Spatial Policy
3 Port St Mary is defined as a Service village General Policy 2 General Development Considerations Environment Policy 35 Preserve or enhancement for Conservation Areas 42 Designed to respect the character and identity of the locality Transport Policy
3.5 Residential Design Guidance provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
4.0 PLANNING HISTORY 98/01668/B - Erection of Harbour office, associated facilities and pump station with holding tanks, Alfred Pier, Port St Mary. Approved.
5.1 Port St. Mary Commissioners; No objection (10/11/25)
5.2 Highways Services; No comments were received at the time of writing despite being written to on 02/10/25 inviting comments.
5.3 DEFA Eco systems commented with No- Objection and to advise; "The Harbour Master's Office is immediately adjacent to Baie Ny Carrickey Marine Nature Reserve (MNR). The development must comply with the Manx Marine Nature Reserve Byelaws, which includes restrictions on deposits - www.gov.im/marinenaturereserves.
6.0 ASSESSMENT The fundamental issues to consider in the assessment of this planning application are;
6.1 The site falls just outside of the settlement boundary of Port St Mary and adjacent to an area zoned for residential development. The land is zoned for Harbour area as to is the foreshore to the north and Alfred Pier. This building being the Harbour masters office and the scope of works are limited to refurbishment works only to the roof scape that will only slightly materially alter the external appearance, ensures the principle of development would be in general in accordance with SP3 and Tp13. VISUAL IMPACT
6.2 The proposed refurbishment works are solely contained to the roof scape and are an acceptable form of development for maintaining the existing buildings appearance. The roof is to be finished with new insulation and a "polyroof Protec Flat roof" finish which will stand 150mm higher than the existing but would be acceptable in the context of the building. New fascia's and soffit board will mask the additional hight increase and the additional of aluminium gutters and down pipes will retain the marine level finish required to the property.
6.3 The refurbishment of the glazed tower would see the removal of the curved glass and the replacement with flat glass panels in a hexagonal (6 sides) shape with glazed door on the
6.4 The relocation of the 450mm diameter stainless steel flue (2.8m high) and its pronounced service duct above the roof would be utilised in conjunction with the service room below and is acceptable for this flat roof design without being considered an incongruous feature on this utilitarian building.
6.5 The proposals noted above, when finished to match the building will ensure the built form is visually in keeping with the character and appearance of the context of the property and the surrounding harbour Streetscene. This aspect is deemed to be an acceptable form of development without harming the visual character, its historic maritime harbour appearance and quality of the wider Streetscene in accordance with GP2(b,c) and Ep42 and TP13. PROPOSED CONSERVATION AREA
6.6 Regarding any adverse impact upon the proposed conservation area and that of the character of the street scene, it is important to note the land use is harbour and the proposals are to an existing commercial building (harbour masters office) within a defined area. As such, the proposals are small scale and should not alter the wider Proposed Conservation Area as a whole. Furthermore, the proposals would not be out of character here given the existing use/ appearance and would have a neutral impact upon the proposed conservation area helping to preserve the overall appearance of the street scene in accordance with EP35. NEIGHBOURING AMENITIES
6.7 The level and scale of the development proposed here, especially being contained to the roof of the property are considered to be relatively modest and not judged to cause harm to the adjacent neighbouring amenity through any overlooking leading to a loss of privacy, or would have an overbearing impact that could also result in a loss of light, specifically those to the sides and rear. In this case, the scope of work to the roof being limited to maintenance would be considered to be compliant with those sections of General Policy 2(g). MARITIME CONSERVATION
6.8 Given the Harbour masters office is adjacent to the "Baie Ny Carrickey Marine Nature Reserve", the comments from Ecology are helpful. Whilst Tp14 seeks any schemes in a harbour required an EIA, given the scope of works are limited to the existing buildings roof and as previously noted above are essentially limited to maintenance, a note to any approval can be attached for the applicants attention and the responsibility when working in a marine environment but in this case a Full EIA is not required.
7.1 The planning application would be an acceptable form of development within a defined harbour area that has been designed to ensure that it would not harm the host building in terms of visual appearance nor would the use and enjoyment of neighbouring properties amenities be affected by the proposals.
7.2 As such the proposals would comply with Strategic Policy 3, General Policy 2 and Environment Policy 42 of the Isle of Man Strategic Plan (2016). The application is therefore recommended for approval.
8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to:
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status, and/or rights to appeal.
Decision Made : Permitted Date : 12.11.2025 Determining Officer
Signed : S BUTLER Stephen Butler Head of Development Management
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