24 January 2019 · Delegated - Principal Planner (Sarah Corlett)
Isle Of Man Breweries, Liverpool Arms, Main Road, Baldrine, Isle Of Man, IM4 6ae
The proposal involved converting the Liverpool Arms, a historic cottage-style country inn on Main Road in Baldrine, from a public house to a single family home, including the existing manager's apartment and associated site areas like car park and garden.
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The officer determined that the applicant failed to demonstrate the public house was redundant or commercially unviable, providing only a brief statement on limited summer trade, staff recruitment iss…
General Policy 3
Permits countryside development exceptionally, including conversion of redundant rural buildings of architectural/historic/social value (cross-referencing Housing Policy 11). Officer assessed redundancy not proven due to lack of marketing evidence, failing the test despite building's historic interest.
Community Policy 4 of Isle of Man Strategic Plan 2007
Prohibits loss of public houses unless commercially unviable or cannot be made viable, requiring marketing evidence. Applicant provided no accounts or promotion details; officer noted presumption against loss without robust proof.
Housing Policy 11
Allows rural building conversions to dwellings if redundant, intact, of interest, suitable size, compatible uses, and serviced adequately. Building met most criteria (structure, interest, size, compatibility) but failed on redundancy, linked to unproven pub unviability.
Spatial Policy 5
Limits development outside settlements to General Policy 3 exceptions. Site outside Baldrine boundaries, so GP3 exceptions tested; conversion not justified.
Housing Policy 4
Prioritises housing in settlements or exceptional rural cases per HP11. Rural location required exceptions not met.
Do not object. Parking demand reduced from removal of public house; existing arrangements acceptable.
Garff Commissioners strongly objected to the change of use due to loss of community amenity and lack of marketing evidence as required by policy, while Highways Division did not oppose; public representations also opposed the loss of the public house.
Key concern: loss of important community amenity without evidence of marketing attempts as required by policy
Garff Commissioners
ObjectionThe Board unanimously objected to this application.; change of use will only be permitted if the developer can show 'evidence of attempts to market the property as a business in these areas'; the strength of the opposition of the Commissioners and the Garff community
Garff Commissioners
ObjectionThe Board unanimously objected to this application.; change of use will only be permitted if the developer can show 'evidence of attempts to market the property as a business in these areas'; this dictate results in Community Policy 4.
Department of Infrastructure (DOI) Highways Division
No ObjectionHighway Services does not oppose the application.; Do not oppose
The original application (18/00870/C) for change of use from public house to residential was refused by delegated decision. The appellant argued the pub was unviable due to declining trade, location, previous tenant failure, high refurbishment costs (£150-200k), and limited marketing interest (7 viewings, 2 offers for residential only). The Planning Authority and Garff Commissioners defended refusal citing loss of community facility, inadequate marketing evidence as a public house, initial restrictive covenant preventing pub use, and relevant IOMSP policies (CP4, GP3, HP11). The inspector found the building not truly redundant, structurally sound, capable of refurbishment, and not sufficiently marketed as a licensed pub; compared to dismissed Waterfall Hotel appeal. Appeal dismissed on 20 November 2019, upholding refusal.
Precedent Value
Sets high bar for pub-to-residential changes: must prove redundancy via comprehensive marketing as licensed business (no covenants), financials showing non-viability for any operator, not just owner. Rural pubs valued as community assets even if owner-unviable.
Inspector: Anthony J Wharton BArch RIBA RIAS MRTPI
