15 November 2017 · Planning Committee
Bay View Hotel, Primrose Terrace, Port St. Mary, Isle Of Man, IM9 5ap
The proposal involved demolishing the existing Bay View Hotel on Primrose Terrace, Port St Mary, and replacing it with a three-storey block of three apartments, including balconies, varied window designs, and on-site parking/garages. The site is within a proposed Conservation Area.
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The proposed building was refused because its height, inclusion of balconies, and variety and design of the windows would not sit comfortably in the streetscene, contrary to General Policy parts b and…
Port St Mary Commissioners approved the principle of the development but raised concerns about overbearing scale, impact on street scene, and possible overdevelopment. Highways Division does not oppose subject to a parking condition.
Key concern: overbearing scale of the development
Port St Mary Commissioners
Conditional No ObjectionFollowing a wide ranging discussion it was agreed to approve the principle of the development but the Board had concerns about the overbearing scale of the development, the impact on the street scene and possible overdevelopment of the site.
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionThe parking spaces meet current standards.; Visibility is improved at the existing blind corner by providing a low boundary wall.This will improve visibility for all road users.; Highway Services does not oppose this application subject to the following conditions:
Conditions requested: Prior to the occupation of any dwelling the garage, car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter.
The original application to demolish the Bay View Hotel and build three apartments was refused by the Planning Committee due to the loss of the existing building's contribution to the historic streetscape and the proposed design not sitting comfortably in the street scene, contrary to GP2. Appellants argued the hotel was in poor condition, uneconomic to renovate, and the new design respected the locality. The Inspector found no planning requirement to retain the unregistered, dilapidated building, accepted the design as respecting the townscape per GP2, and confirmed no highway safety issues. The Minister concurred with the Inspector's recommendation to allow the appeal subject to conditions including photographic survey, boundary wall details, and parking retention.
Precedent Value
This appeal demonstrates that for unregistered buildings in proposed (not adopted) Conservation Areas, officer views on lack of historic merit can override local opposition; full technical reports only essential if registered. Future applicants should secure officer pre-support and focus on GP2 compliance in design.
Inspector: Brian J Sims
