22 April 2021 · Delegated - Head of Development Management (Stephen Butler)
Bayqueen Hotel, The Promenade, Port St Mary, Isle Of Man, IM9 5nj
The proposal involves demolishing the remaining registered building (RB 183) and substation at the former Bay Queen Hotel site and building a new structure with 23 apartments (ground floor also usable as tourist accommodation), a cafe/spa/wellness/gym, associated car parking (68 spaces inside plus external), cycle park…
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The principle of demolishing the Registered Building and redeveloping the site was already accepted in prior approval 18/00637/GB, which remains capable of implementation, making this a relatively min…
General Policy 2
General Policy 2 requires development to accord with land use zoning and other plan policies. The site is Proposed Residential in Area Plan for the South; officer assessed the amended residential-led scheme (23 apartments plus commercial) as compliant given site brief encouraging redevelopment of Bay Queen Hotel site for housing.
Transport Policy 7
Requires adequate parking and access. Assessed as compliant with 68 car spaces for apartments, 35 for commercial, improved cycle parking, visibility splays, hard surfacing, swept path analysis confirming large vehicle manoeuvrability, and removable bollards.
Strategic Policy 4
Requires protection/enhancement of Registered Buildings. Proposal conflicts as it demolishes RB183 but prior approval 18/00637/GB accepted this principle and remains implementable.
Environment Policy 30
Presumption against demolition of Registered Building considering condition, repair costs, retention efforts, alternatives. Conflict accepted due to prior approval.
Environment Policy 31
Presumption against removal from Register. Conflict overridden by prior implementable approval.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Tree protection measures
Prior to the commencement of the development hereby approved, the tree protection measures detailed on the proposed site plan (drawing 22B) submitted in support of the application shall be fully installed and implemented and retained for the duration of the construction process, unless stated otherwise.
Obscured glazing
The windows in the proposed north elevation of the main building, shown shaded in a darker colour on drawing 26A, must be fitted with glass obscured to Pilkington Level 5 or equivalent and retained as such.
Window details approval
Prior to the installation of any windows in the southern section of the building, which is designed to emulate the existing building on site, details of all windows, their frame material and section as well as the opening style, must be approved by the Department and the development must be implemented in accordance with these details and the windows so retained thereafter.
Boundary wall height
Notwithstanding the approved plans or the requirement of any other condition, the boundary wall along the frontage of the site must be no higher than 1 metre when measured from the adjacent highway.
Parking and access surfacing
Prior to the occupation or use of the building, the parking, access and vehicle, cycle and pedestrian manoeuvring areas must be laid out and suitably hard surfaced as shown in the approved plans and be available for use and retained as such thereafter.
Cycle parking
The development hereby approved shall not be occupied or used at any time unless cycle parking is in place and available and is in accordance with details which have been approved in writing by the Department.
Landscaping implementation
All planting, seeding or turfing comprised in the approved details of landscaping shown in drawings 01K, 02B, 03D, 07A, 08B and described in the "Soft Landscape Works, Climbing Plants, Maintenance and Management Proposals - 5 years" must be carried out in accordance with these details and must be in place at the latest in the first planting and seeding seasons following the completion of the development or the occupation of any of the apartments or use of the commercial space, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
no objections to the application
no objection subject to the development being implemented in accordance with drawing 22B and 23A
no objection subject to tree protection condition
no objection but note no planting schedule and recommend condition on non-native plants, bird nesting precautions, and swift nest boxes
do not oppose this application
removal of trees should take place outwith bird nesting season (Wildlife Act 1990, Feb-Aug)
Multiple consultees including Highways, DEFA Forestry, DEFA Biodiversity, Manx National Heritage, Port St Mary Commissioners, and Flood Management provided responses with no objections, some requesting conditions for tree protection, biodiversity enhancements, cycle parking details, and bird nesting precautions.
Department of Infrastructure Highway Services
Conditional No ObjectionAdditional information is requested to clarify cycle parking for residents to better address Condition 17 of PA18/00637/GB; Should Planning be minded to approve, Highway Services request conditions to cover the revised pedestrian and vehicle arrangements
Conditions requested: Conditions to cover the revised pedestrian and vehicle arrangements at ground level, including bicycle, car and motorcycle parking, and drop off / pick up arrangements as depicted on Drawing no.22; Conditions for car parking at lower ground level on Drawing no. 23; Additional details on resident's bicycle parking
Department of Infrastructure Highway Services
Conditional No ObjectionRecommendation: DNOC.; the proposal, as revised, fully satisfies the highway requirements for Highway Services not to oppose subject conditions applying
Conditions requested: Conditions applying to cover the revised pedestrian and vehicle arrangements at ground level, including bicycle, car and motorcycle parking, and drop off / pick up arrangements as depicted on Drawing no.22 Rev B; Conditions for circulation, car and bicycle parking at lower ground level on Drawing no. 23 Rev A
DEFA Agriculture & Lands Directorate
Conditional No ObjectionWith this tree protection plan I can confirm that there will be no objection from the Agriculture and Lands Directorate.
Conditions requested: Prior to the commencement of the development hereby approved, the tree protection measures detailed on the proposed site plan (drawing 22revA), submitted in support of the application shall be fully installed and implemented and retained for the duration of the construction process, unless stated otherwise.
DEFA Ecosystem Policy Team
Conditional No ObjectionI can confirm that the Ecosystem Policy Team have no objections to the development.; we ask that a condition is secured to ensure than no invasive non-native plants listed on Schedule 8 Part II of the Wildlife Act 1990 are planted on site.; Thorough checks for birds, their nest and eggs should be undertaken prior to removal of any vegetation.
Conditions requested: Condition to ensure that no invasive non-native plants listed on Schedule 8 Part II of the Wildlife Act 1990 are planted on site
Port St Mary Commissioners
No ObjectionThere were no objections.
Port St Mary Commissioners
No ObjectionThere were no objections.
Port St Mary Commissioners
No ObjectionPort St Mary Commissioners had no objections to the amended plans.
Manx National Heritage
No CommentThe removal and pruning back of a number of trees... should ideally carried out between the months of September to February each year to avoid the bird nesting season.; All birds, their nests, eggs and young are protected by law (Wildlife Act 1990)
Department of Infrastructure Flood Risk Management Division
No ObjectionDNO
