21 July 2016 · Planning Committee
Railway Station, Station Road, Port St Mary, Isle Of Man, IM9 5lf
The proposal sought to convert the historic 1898 Port St Mary Railway Station building and adjacent goods shed into office space, including reinstatement of some original features like timber windows, addition of a frameless glass lobby, new waiting area with timber and glazing, and provision of 26 car parking spaces (…
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The Planning Committee refused despite the officer's recommendation for approval, primarily unconvinced that the goods shed and main station building are redundant for railway purposes, finding that c…
Transport Policy 3
Requires new development on or around existing/former rail routes not to compromise their attraction as tourism/leisure facilities or potential as public transport/cycle routes. Officer found proposal acceptable as prior permissions established redundancy and sufficient railway facilities retained; Committee disagreed, citing lack of proven redundancy, inadequate waiting space, and potential harm to operations/attractiveness.
Environment Policy 4
Relates to wildlife protection. Not fully assessed due to lack of bat/bird survey; condition proposed requiring pre-commencement bat survey and method statement if bats found, to comply with Wildlife Act 1990.
no objection subject to conditions on car parking and manoeuvring
Multiple consultees provided responses on PA16/00535/B, with Highways offering no objection subject to a parking condition, DEFA Biodiversity recommending a bat and bird survey, Port St Mary Commissioners initially raising concerns but later supporting the application, and the Is…
Key concern: Goods Shed redundancy claim misleading, warranting stop notice
Isle of Man Natural History and Antiquarian Society
Objectionthe Planning Committee refused that application was that they were not convinced that the Goods Shed, currently used for storage, was redundant; and the Committee was concerned that loss of the Goods Shed might "result in the construction of additional unwarranted buildings, contrary to Transport Policy 3"; request the Planning and Building Control Directorate... to issue an immediate STOP notice to prevent any works in accordance with PA 16/00535/B as the application and the eventual decision seem to have been based on misleading information
Port St. Mary Commissioners
the heritage value of a railway system is that it is an actual system that includes, not only track and engines, but also stations and a goods yards. This development represents a considerable loss of the latter; consider whether 29 car parking spaces... will result in excessive use of a narrow exit onto a main road
Conditions requested: Station and shed should be registered and shed retained in current use
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionDo not oppose with condition/comment; To ensure that the strategic plan car parking standards are met in the interest of highway safety.
Conditions requested: Prior to the occupation of the building the car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter.
DEFA Senior Biodiversity Officer (Richard Selman)
This application does not mention wildlife issues and we are aware of bats utilising the grounds, from the survey of the adjacent site. I recommend that a survey is undertaken for bat and bird issues.
Port St. Mary Commissioners
Supportthe Board are supportive of the application and wish me to ensure that we communicate that clearly.
The original application for conversion of the historic Station Building and Goods Shed to office accommodation with 26 parking spaces was refused by the Planning Committee for three reasons: doubts over building redundancy and railway impact (Transport Policy 3), inadequate passenger waiting facilities (Transport Policy 3), and visual separation of buildings by parking harming their setting. Appellant argued buildings are redundant per DOI, proposals comply with parking standards and Strategic Plan policies including SP1, SP2, GP2, GP3, Business Policy 7, Transport Policies 1,3,4,7, and prior 2014 refusal was solely parking-related. Inspector found buildings of historic interest needing viable use, accepted Goods Shed redundancy and acceptable parking/appearance changes, but deemed proposed open-fronted shelter and single WC inferior to existing facilities, compromising railway attractiveness contrary to Transport Policy 3, leading to recommendation to dismiss. Appeal outcome follows inspector's recommendation to dismiss.
Precedent Value
Demonstrates Transport Policy 3 strictly protects railway passenger facilities; conversions must retain or demonstrably match existing capacity/quality with evidence of usage. Historic buildings gain from reuse but not at expense of operational railway assets.
Inspector: Michael Hurley BA DipTP
