22 December 2020 · Delegated - Principal Planner Sarah Corlett
1 Eskdale Apartments, Queens Drive West, Ramsey, Isle Of Man, IM8 2jd
Eskdale Apartments, formerly a hotel converted to 10 apartments (excluding basement), had its two basement units approved as tourist accommodation in 2007 despite poor living conditions, justified by short-term tourist stays.
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The officer determined that the basement flats would not provide satisfactory amenity standards, specifically lacking a 'pleasant clear outlook, particularly from the principal rooms', as windows are …
General Policy 2
GP2 requires development to respect site surroundings, not adversely affect amenity of residents or locality (g), and provide satisfactory amenity standards including access and parking (h). The officer assessed the basement flats' poor outlook, limited light from kerb-level windows, and unsatisfactory amenities as failing these tests, with no changes since prior refusals.
Housing Policy 17
HP17 permits building conversions to flats in residential areas if they provide pleasant clear outlook from principal rooms (b), plus space for drying, refuse, amenity and parking (a,c). The basement layout fails (b) due to limited outlook and light; prior tourist approval was an exception not applicable to permanent residential use.
Transport Policy 7
TP7 requires parking per current standards (2 spaces for 2+ bedroom units), relaxable near public transport if no unacceptable on-street parking. Assessed as met due to onsite garages/parking, unrestricted street parking, bus stop, and proximity to town centre amenities.
do not oppose
no objection
Ramsey Town Commissioners and DOI Highways Division both have no objection to the change of use from tourist to residential accommodation; no conditions requested.
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to this proposal
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; DNO on 13.11.2020; Conditions (if any) DNO
Highway Services
No Commentwe will not be making a highway submission on this appeal; there being no highway related matters to address
The original application for change of use of Apartments 1 & 2 Eskdale Apartments from tourist to residential was refused by a Principal Planner due to poor outlook/light/amenities contrary to GP2(g&h) and HP17(b), and loss of needed tourist units. The appellant argued commercial unviability of tourist use, owner's age/health limiting management, superior accommodation quality with southerly aspect and views, compliance with policies, and numerous precedents of similar conversions in Ramsey. The inspector found no shortage of tourist accommodation, adequate parking, and that while outlook was less than ideal, the overall high-quality accommodation outweighed concerns under HP17 and GP2. The Minister accepted the inspector's recommendation to allow the appeal subject to conditions securing bin storage and parking allocation.
Precedent Value
This appeal demonstrates that for semi-basement tourist units, where tourist use is unviable and no accommodation shortage exists, a reasonable (if imperfect) outlook combined with high internal quality can outweigh strict HP17(b) concerns if other criteria met. Future applicants should prioritise photographic/internal evidence and viability proof over relying solely on precedents.
Inspector: Brian J Sims
