28 October 2020 · Delegated - Principal Planner (Chris Balmer)
Isle Of Man Breweries, Liverpool Arms, Main Road, Baldrine, Isle Of Man, IM4 6ae
The proposal sought to convert the existing two-storey Liverpool Arms public house, located on Main Road at the junction with Barroose Road in Baldrine, from class 1.3 (public house) to class 3.3 (residential) with no external alterations, only internal reconfiguration.
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The officer assessed whether new evidence addressed the previous appeal dismissal, which found insufficient proof that the public house was no longer viable or could not be made viable, contrary to GP…
General Policy 3
GP3 restricts development outside zoned areas except for conversion of redundant rural buildings of architectural/historic/social value (per HP11) or previously developed land where continued use is redundant and redevelopment improves the environment. The officer found the public house not sufficiently demonstrated as redundant, so conversion to residential fails this exception as it would lose a designated community facility.
Community Policy 4 of Isle of Man Strategic Plan 2007
CP4 permits loss of public houses only if no longer commercially viable or cannot be made viable, with developers expected to show marketing evidence. The submitted email on enquiries was inadequate, especially given the covenant and comparable sales, failing to prove non-viability.
Housing Policy 11
HP11 allows rural building conversions to dwellings only if redundancy is established, building has architectural/historic/social interest, and residential use is compatible. Despite the building's character (chimneys, timber windows), redundancy was not proven, and loss contravenes policy protecting public houses central to village life.
do not object
Department of Infrastructure (DOI) Highways Division submitted a consultation response stating 'Do not oppose' (DNO) with no conditions requested.
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; DNO on 21.09.20; DNO: Do not oppose
The original application for change of use from public house (Class 1.3) to residential (Class 3.3) was refused under delegated powers on grounds it failed to demonstrate the public house was redundant or unviable, contrary to GP3, CP4 and HP11. This was the second application following a similar refused application (18/00870/C) where appeal was dismissed in 2019 due to inadequate marketing evidence as a public house. Appellant argued the pub relies on passing trade not local community, has been marketed without success since 2019, requires £250k+ refurbishment including DDA compliance, and no local objections. Council maintained insufficient marketing (local only, no price reduction) and potential viability. Inspector found the pub redundant after 3+ years vacancy, no buyer interest despite marketing, high refurb costs, not central to village life, and complied with policies including SP1, GP3(b), HP11 and CP4. Appeal allowed subject to conditions limiting to single dwelling.
Precedent Value
Sets precedent that roadside pubs outside settlements with poor pedestrian access and no local support can overcome CP4 after genuine prolonged marketing fails, even if structurally sound. Future applicants must market internationally without restrictions, quantify refurb costs (esp. accessibility), and evidence no community need via objections/demographics before reapplying.
Inspector: Michael Hurley BA DipTP
