7 August 2019 · Planning Committee
Caretaker / Store, Bayqueen Hotel, The Promenade, Port St Mary, Isle Of Man, IM9 5dg
The proposal involves demolishing the remnants of the former Bay Queen Hotel, a Registered Building (RB 183), and an existing sub-station, then building two new structures: a main five-storey block fronting the Promenade emulating the original towers with a ground-floor 60-seat restaurant and 28 apartments above, plus …
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The officer accepted demolition of the Registered Building as justified because façade retention would be 'very invasive' with little original structure remaining, towers' stability tied to demolished…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design/landscaping, not adversely affect character/amenity/highways. Officer assessed proposal compliant via tower replication, planting, obscured glazing, highway amendments; better than 2002 approval.
Environment Policy 30
Presumption against RB demolition; consider condition/cost/efforts/merits of alternatives. Met via structural/heritage/viability reports showing invasive retention, replication preserves landmark, regeneration benefits outweigh loss.
Environment Policy 31
Presumption against RB removal from Register. Overridden by replication, minimal fabric retention feasible, policy tests met.
Environment Policy 32
No detrimental alterations to RB character. New emulated design with window details condition enhances quality.
Environment Policy 36
Developments near CA not to harm views. Site excluded from proposed CA; no adverse impact as 2002 scheme predates.
Strategic Policy 4
Protect/enhance RBs. Demolition accepted exceptionally due to replication and benefits.
Housing Policy 5
25% affordable on 8+ dwellings in residential zones. Exempt per Area Plan brief for units over prior 56.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Pedestrian needs equal weight. Provided via links, cycle parking.
Transport Policy 7
Parking per standards. 78 spaces provided/meets requirements.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Tree protection fencing
No site works or clearance shall be commenced until protective fences which conform with British Standard 5837:2012... have been erected around any existing trees... If there is to be any change in ground level which could potentially harm T25, the area concerned must be hand dug... mitigation strategy must be approved...
Climbing plants scheme
Prior to the commencement... approved a scheme for the introduction and future maintenance of the walls... climbing plants, including the species, specification... five year maintenance plan...
Landscaping implementation
All planting, seeding or turfing... carried out in the first planting... Any trees or plants which within a period of five years... must be replaced...
Restaurant car park restrictions
Prior to the occupation... scheme to restrict the use of the car park to the south... to users and staff of the restaurant... limited to cars rather than larger vans...
Obscured glazing
The windows in the proposed north elevation... shown shaded... must be fitted with glass obscured to Pilkington Level 5 or equivalent and retained as such.
Window details approval
Prior to the installation... southern section... details of all windows, their frame material... must be approved... implemented in accordance with these details...
Swept path analysis
Prior to the commencement... swept path analysis of two vehicles... passing each other at the entrance/exit of the underground car park...
Junction/pedestrian improvements
The development... shall not be occupied... unless: the bellmouth of the junction... reduced... improved pedestrian crossing facilities... approved...
Site levels details
Prior to... built development... details of proposed site levels... undertaken in accordance with these details.
Refuse collection details
Prior to... built development... details of refuse collection... refuse vehicles able to safely access/egress...
Access signage
The development... shall not be occupied... unless signage... identifies... vehicular access... approved...
Visibility splays
Prior to... occupation... visibility splays of 2.4 metres by 43 metres... available... retained...
Frontage wall height
Notwithstanding... boundary wall along the frontage... no higher than 1 metre...
South east bend grassed
The area to the south east of the bend shall only be grassed and not planted with trees or shrubs.
Parking/manoeuvring hard surfaced
Prior to... occupation... parking, access... laid out and suitably hard surfaced... available... retained...
Cycle parking
The development... shall not be occupied... unless cycle parking... in place... approved...
unanimously support the application
no objection subject to conditions on construction traffic, bollards, car park, condition surveys
fully supportive; catalyst for village regeneration; respectful tower recreation; restaurant asset
supports scheme
supports demolition/rebuild; beyond economic repair; agrees with widow of hotel figure
no objection to demolition; eyesore; prefers no commercial
Highway Services (Department of Infrastructure) provided a detailed conditional no objection with 10 specific planning conditions and a required S109 highway agreement. Port St Mary Commissioners unanimously supported the application. DOI Public Estates and Housing Division withdrew their prior affordable housing concerns.
Key concern: Inadequate highway visibility splays and unresolved Road Safety Audit issues
Department of Infrastructure Highways
Conditional No ObjectionHighway Services does not oppose the application subject to the following conditions; Recommendation: DNOC; A S109 highway agreement is needed for the new/amended vehicular accesses and the proposed pedestrian improvement works
Conditions requested: Prior to commencement, reduce restaurant frontage wall to max 1m height on revised plans; Prior to commencement, show signage for vehicular entrances/exits on plan; Prior to commencement, scheme to narrow rear access lane junction bell mouth and improve pedestrian facilities (with S109A agreement); Prior to commencement, submit 2.4m x 43m visibility splays for 2 Promenade accesses; Prior to commencement, submit and agree refuse collection arrangements with swept path analysis; Landscaped area inside bend at rear car park entrance to be grass verge only; Prior to commencement, submit swept path analysis for 2 large cars (>5m) at front undercroft car park; Prior to commencement, submit proposed site levels demonstrating cycle access; Prior to occupation, provide and maintain hard-surfaced car parking, access roads, manoeuvring areas; Submit precise cycle parking details prior to occupation and maintain
Port St Mary Commissioners
SupportPort St Mary Commissioners unanimously support the Bay Queen Hotel applications; No objections
Department of Infrastructure Public Estates and Housing Division
No Objectionthe suggested requirement for the applicant to provide 25% Affordable Housing is not applicable and therefore our previous memorandum is not relevant and should be disregarded
