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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. 24/00653/B Applicant : Hartford Homes Proposal Erection of three detached dwellings with integral garages to replace proposals for an apartment building previously approved by PA21/00083/MCH Site Address Bayqueen Hotel The Promenade Port St Mary Isle Of Man IM9 5DG

Case Officer :

Chris Balmer Photo Taken :

Site Visit :

Expected Decision Level Planning Committee

Recommendation

Recommended Decision: Permitted Date of Recommendation 11.07.2024

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

C 2. No dwelling hereby approved shall be occupied until the parking and turning areas associated with that dwelling have been provided in accordance with the approved plans Nrs 46, 47 & 48. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.

Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.

C 3. All planting, seeding or turfing comprised in the approved details of landscaping Drawing Nr 44 shall be carried out in the first planting and seeding seasons following the completion of that dwelling. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species

Reason: To ensure the provision of an appropriate landscape setting to the development and for biodiversity net gain.

C 4. Prior to the occupation of the dwelling on Plot 1 the obscure glazing and the first floor 1.8m high timber screen all shown on Drawing 46 shall be completed and shall be maintained as such thereafter

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Reason: In the interests of neighbouring residential amenities.

C 5. The "Communal Open Space" and six "Visitor Parking" spaces as shown on drawing 44 shall be completed prior to the occupation of the dwelling on Plot 1 and retained thereafter.

Reason: To ensure the provision of an appropriate landscape setting to the development and to provide additional off road parking for visitors of the site and adjacent apartment building.

C 6. No dwelling hereby approved shall be occupied until a swift box is appropriately installed to the western gable elevation of each dwelling and retained thereafter.

Reason: In the interests of biodiversity.

C 7. Prior to the installation of any external glazed balustrades details to prevent bird strikes on the clear glass balustrades shall be submitted in writing to the Department and these approved measures shall be installed prior to the occupation of that dwelling.

Reason: in the interests of biodiversity.

N 1. The applicants should note that allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.

This application has been recommended for approval for the following reason. Overall, it is considered the proposal would be developing a site which is designated for residential development currently and one which has gain previously planning approvals for greater levels of development on this site. The proposal would provide an additional supply of housing within a sustainable location, given its closeness and good pedestrian links to Port St Mary and would meeting the overarching aims of the IOM Strategic Plan i.e. "Towards a Sustainable Island" and identified near the top of the settlement hierarchy.

The proposal would comply with; Strategic Policy 1, 2, 3, 4 5, 10 & 11, Spatial Policy 2 & 5, General Policy 2, Environment Policy 4, 7, 42 & 43, Housing Policy 1, & 4, Transport Policy 1, 4, 6, 7 & 8 and Energy Policy 5 of the IOM Strategic Plan 2016, Area Plan for the South and the Residential Design Guide 2021.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 10.06.2024.

__

Interested Person Status - Additional Persons

None __

Officer’s Report

THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF THE ACTING HEAD OF DEVELOPMENT MANAGEMENT

1.0 THE APPLICATION SITE 1.1 The site is a piece of land which lies on the northern side of Port St. Mary Promenade to the west of Awin Mooar, a semi-detached two storey house and to the east of Nrs 32, 33 and 34 Rhenwyllan Close. To the south of the site is the former Bayqueen Hotel site which is currently under development for a detached six storey building which accommodates residential

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apartments (total of 23), Cafe/spa/wellness/gym with associated car parking, landscaping and additional use of ground floor apartments as tourist accommodation. This site is within the applicant's ownership.

1.2 The site is accessed via a roadway which runs along the eastern boundary of the site and accesses directly onto Port St. Mary Promenade.

1.3 There is an existing public footpath which ruins along the western boundary of the site. This is not affected by the development.

2.0 THE PROPOSAL 2.1 The application seeks full planning approval for Erection of three detached dwellings with integral garages to replace proposals for an apartment building.

2.2 The proposal would essentially replace the original four storey detached apartment building (total of apartments was 11). The proposed three dwellings would be generally contained within the footprint of the original approved apartment building. The approved apartment had an approximate width of 40m, a depth of 20m and a height of 15.7m. The new dwellings would have an approximate width of 10m, depth of 18.8m and a height of 14.3m.

2.3 The applicants outline the reason for the application:

"Construction works have been ongoing for over 2 years on the Bay Queen development approved under PA 21/00085/GB and reservations have been taken on a large number of the apartments in the Front Apartment building.

Sales are slower in the Rear Apartment building at present and while this could change if this building is commenced, we are keen to ensure that the overall development is completed and sold as speedily as possible to minimise disruption to both existing and new residents alike. A speedy completion would also allow our workforce to be redeployed on other projects.

As work has yet to commence on the Rear Apartment building, we have reviewed the proposed development and believe the 'offering' for the northern part of the site should be different to the apartments to the front of the site, to provide a range of housing types. This has resulted in this current planning application."

2.4 Furthermore the applicants comment;

"Each house will be detached and have private gardens. With 4 bedrooms and integral double garages, they will also have a first-floor balcony to the family area, to take advantage of coastal views and the hills beyond.

Incorporating pitched tiled roofs and finished in painted render to match the front apartment building, they will include design elements from the front apartment building, including arch features, banded render detailing to the ground floor, as well as using similar window and door types, so the overall development will have a cohesive appearance. As well as having a reduced visual mass compared to the approved apartment building, the overall floor areas are also reduced:

Total internal floor area Approved apartment building 2,303.57m2 Proposed 3no. houses 1,132.19m2 (total for all 3)."

3.0 PLANNING HISTORY 3.1 The application site has been the subject of a number of previous planning applications; however, the following are considered the most relevant;

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3.2 Minor Change application to PA 18/00637/GB involving the reduction of apartment numbers from 17 to 11 and amendments to elevations and finishes to approved rear apartment block building - 21/00083/MCH - APPROVED

3.3 Demolition of registered building and substation and construction of building to provide 23 apartments and cafe/spa/wellness/gym with associated car parking, landscaping and substation (amendments to previously approved PA18/00637/GB and in association with approved 18/00638/CON) and additional use of ground floor apartments as tourist accommodation - 21/00085/GB - APPROVED

4.0 PLANNING POLICY 4.1 LOCAL PLAN 4.1.1 The site is designated on the Area Plan for the South as Proposed Residential. Whilst there is a proposed Conservation Area in Port St. Mary, this excludes the application site and the proposed area continues past the front of the Bay Queen building (follows Promenade) and in front of the semi-detached properties to the south east and includes those on the other side of the road and the brooghs leading down to the shore. The site is not within an area at risk of flooding on the national flood risk mapping although the area to the rear of the site (agricultural fields) is at risk of varying levels of surface water flooding.

4.1.2 The Written Statement of the Area Plan for the South in relation to Port St Mary states;

"Description of Port St. Mary

"3.12.1 The Bay Queen Hotel site clearly needs investment, and would provide a welcome opportunity for new residential development in Port St Mary."

"3.14 Summary of the Landscape Character Assessment: ... Part retention of and conversion of the Bay Queen Hotel and the development of the immediate site around it is clearly desirable, and constitutes the principal opportunity for new housing, or other properly assessed uses, in the Village (Site 25). Renovation and re-use of some of the older buildings may provide other opportunities."

3.3.2 There is specific reference to the site including a development brief as follows:

4.66.1 The former Bay Queen Hotel is located at the north eastern end of the Port St Mary Promenade overlooking the bay. All but the west wing of the redundant Hotel has been demolished and the rest of the site cleared. The building dates back to the 1930's and makes a significant statement as a landmark building on the Promenade. This is recognised by its status as a Registered Building (RB 183).

4.66.2 There are residential properties to the north west as well as to the east where Back Lane wraps around the south eastern boundary of the site. To the north east there is a large open field known as Rhenwyllan.

4.66.3 Planning approval was granted on the Bay Queen site (PA 02/0343) for the erection of two buildings housing 56 apartments. This was the Reserved Matters application which included the refurbishment of the Registered Building on the site and followed on from the original approval granted at Appeal under PA 99/2149. As some works were undertaken on the site, the approval was judged to have been taken up.

4.66.4 There have been calls to allow the comprehensive redevelopment of the Bay Queen site by allowing the demolition of the Registered Building element of the site. The building was judged worthy of entry onto the Protected Building's Register due to its historic context, its landmark quality and rarity and aesthetic quality. Given this assessment and for the reason that the presence of the hotel provides a tangible link with the town's historical and sociological

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development, the Department supports the Registered Building status of the Bay Queen and any further redevelopment schemes should respect this.

4.67 Development Brief 25

1. In terms of any development proposals for the Bay Queen site, favourable consideration may be given (subject to a full assessment of the overall design) to a scheme which retains only the 'twin towers' element of the Registered Building. The final design scheme must be prepared in consultation with the Conservation Officer (DoI).

2. The provision of affordable housing (in accordance with Housing Policy 5 of the Isle of Man Strategic Plan, 2007, or its replacement) shall be applied on any additional units over and above the 56 residential units already approved under PA 02/00343/B which has been taken up.

3. Development proposals must retain the pedestrian link (which passes the north western boundary of the site) from Rhenwyllan to the Promenade."

4.2 STRATEGIC PLAN 4.2.1 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application.

Strategic Policy 1 Efficient use of land and resources 2 Priority for new development to identified towns and villages 3 To respect the character of our towns and villages 4 Protection of built heritage and landscape conservation 5 Design and visual impact 10 Sustainable transport 11 Housing Needs

Spatial Policy 2 Identified Port St Mary as a Service Centre 5 Building in defined settlements or GP3

General Policy 2 General Development Considerations

Environment Policy 4 Wildlife and Nature Conservation 7 Where development is proposed outside but close to the boundary of a Conservation Area 42 New development in existing settlements must be designed to take account of the particular character and identity 43 The Department will generally support proposals which seek to regenerate run-down urban areas

Housing Policy 1 General need for additional housing from 2011 -2026 2 Supply of designated housing land available 3 Defined housing provision per area 4 Location of new housing and exceptions 6 Development Briefs

Recreational Policy 3 Requirement for Landscaped amenity areas 4 Requirement for Public open space

Transport Policy

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1 Be located close to existing public transport facilities 2 Provision for new links 4 Highway Safety 5 Design of Highway Network Improvements 6 Equal weight for vehicles and pedestrians 7 Parking Provisions

Energy Policy 5 Energy Efficiency

4.3 RESIDENTIAL DESIGN GUIDE 2021 - Section 3.0 New Houses 4.3.1 This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction.

4.4 Climate Change Act 2021; 4.4.1 "Town and Country Planning (Development Procedure) Order 2019 amended After paragraph 2 of Schedule 1 to the Town and Country Planning (Development Procedure) Order 2019, insert - «2A All applications except those for approval for change of use, reserved matters, replacement windows and doors in conservation areas and minor changes (1) This paragraph applies to applications for planning approval except those referred to in sub- paragraph (2). (2) This paragraph does not apply to - (a) an application for change of use only; (b) an application for approval of reserved matters; (c) an application to replace a window or a door of a building in a conservation area; and (d) a minor changes application. (3) Every application to which this paragraph applies must - (a) demonstrate that the application has been made having regard to the following climate change policies - (i) the maximisation of carbon sequestration; (ii) the minimising of greenhouse gas emissions; (iii) the maintenance and restoration of ecosystems; (iv) biodiversity net gain; (v) the need for sustainable drainage systems; and (vi) the provision of active travel infrastructure; or (b) explain why consideration of one or more of those polices is not practicable in relation to the proposed development."

4.5 Unoccupied Urban Sites: South - Port Erin (December 2022) 4.5.1 The site is one of seven sites within Port Erin designated as an "Unoccupied Urban Sites" which aims to identify and promote the development of brownfield sites ahead of Greenfield development. The site has also received approval in principle for the Government's Island Infrastructure Scheme (see below) for up to 10% of eligible costs.

4.6 Net Zero Emissions by 2050 - In July 2020, the Isle of Man Government published their Action Plan for Achieving Net Zero Emissions by 2050.

4.7 IoM Government's Active Travel Strategy (2018 - 2021) -The Isle of Man Government's Active Travel Strategy was published in May 2018 and sets out the strategy to increase the number of people using more active modes of travel on a regular basis, i.e. walking and cycling. The aim of the strategy is to put in place a series of mechanisms which will help facilitate more active travel, achieving a modal shift away from motorised transport. Although the document focusses on the Douglas area, the principles of the document are considered to be applicable to the rest of the Island.

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5.0 REPRESENTATIONS It should be noted that full comments made by all representations are available on the Online Services. Below are the final comments received from the various parties;

5.1 Port St Mary Commissioners have no objection (04.007.2024).

5.2 Highway Services (DOI) make the following comments (14.06.2024): "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the proposed dwellings have suitable parking and access, as well as additional visitor parking proposed. Conditions to implement access, driveways and pedestrian footpaths, and garages before first occupation should be attached to permission, as well as conditioning the garages to be used for parking of vehicles only should be attached."

5.3 Ecosystem Policy Officer (DEFA) comments (26.06.2024): "The Ecosystem Policy Team have no objection to this application. The proposed landscaping is appropriate for the site and this should be secured via condition. The Proposed Street Elevations (Drawing No. 45) propose built in swift boxes or similar universal bird boxes high up on either the north or east elevations on each dwelling.

The boxes are shown on the north east elevation for each plot (see Drawings No. 46 47 & 48). Our advice is that swift boxes would be appropriate in this location. However, we recommend that they are re-positioned to the western elevation of each plot in order so that the boxes are not above the proposed clear glass balustrades and therefore to avoid bird collision.

We also request that a condition is secured for no works to commence unless a plan detailing the measures that are to be put in place to prevent bird strikes on the clear glass balustrades, is submitted to Planning and approved in writing. Measures could include use of etching, ultraviolet coatings or decals."

5.4 Highway Service Drainage (DOI) make the following comments (20.06.2024); "Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.

Recommendation: As there is in sufficient level data available the applicant is required to demonstrate compliance with the condition above."

6.0 ASSESSMENT 6.1 APPROACH TO ASSESSMENT 6.1.1 Given the land-use designation and the type of development the following elements are relevant to consideration in the determination of this application: (a) Principle of development; (b) The potential impact upon the visual amenities of the area/street scenes; (c) Potential impact upon neighbouring amenities; (d) Potential impact upon highway safety / Parking provision; (e) Potential impacts upon ecology; (f) Energy Efficiency / Climate Change.

6.2 PRINCIPLE OF DEVELOPMENT (Strategic Policy 1 & 2, Spatial Policy 2 & 5 General Policy 2, Environment Policy 43, Housing Policy 1, 2, 3, 4 & 6 and Area Plan for the South)

6.2.1 The first issues relating to this application is the principle of residential development on this site. As outlined within the planning policy section of this report the site is proposed for residential development under the Area Plan for the South which has been adopted by Tynwald since 20th February 2013. The proposed residential use complies with this land uses designation and the area plan.

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6.2.2 Furthermore, the Isle of Man Strategic Plan has been adopted firstly in June 2007 & again on 1st April 2016 (housing numbers updated only). Within this document Strategic Policies 1 & 2 require that new dwellings be located within existing sustainable settlements. Spatial Policy 2 also indicated that outside Douglas development will be concentrated on a total of five Service Centres to provide regeneration and choice of location for housing, employment and services, one of these service centres is Port St Mary.

6.2.3 In terms of housing need, more recently the update to the Isle of Man Strategic Plan 2016 has been undertaken and adopted, which identified that a total of 1,120 new dwellings is required to be provided between the years of 2011 to 2026 in the south of the Island alone. Given Port St Mary is regarded as one of the two Services centres in the south (total of five Services Centres throughout IOM), it is reasonable to consider a majority of these dwellings are likely to be provided in Port St Mary.

6.2.4 It is also noted that PA 21/00085/GB was approved on this site for residential development, which has been commenced and could be implemented today.

6.2.5 Accordingly; given the above reasons, it is consider the principle of developing the site for residential purposes is acceptable. This is not an automatic reason to allow development as further material planning matters as indicated previously need to be considered, to determine if 3 dwellings on the site are appropriate.

6.3 THE POTENTIAL IMPACT UPON THE VISUAL AMENITIES OF THE AREA (Strategic Policy 3, General Policy 2, Environment Policy 42 & 43)

6.3.1 In terms of the potential impacts upon the visual amenities of the area, it is considered the development will not be especially publically apparent from The Promenade, given the dwellings position being behind the Bay Queen Building which is larger and taller. There may be glimpses of the dwellings from either side of the Bay Queen building; albeit the dwellings would not be prominent features in the Promenade setting. The situation is similar when viewing the site from Rhenwyllan Close, again existing built development and landscaping will screen large parts of the development, albeit parts, especially the upper sections may be apparent. However, again it is not considered the impact would be so adverse to warrant a refusal; especially given a large building (apartment block) has been granted previously and the proposals now under consideration would likely have a reduced impact given the built form is reduced.

6.3.2 The design, scale, form and finishes of the dwellings again are appropriate and well designed and would continue the general design approach of the Bay Queen building currently under consideration.

6.3.3 Overall, the proposals would reduce built development over what was previously approved and would be in keeping to the visual amenities of the street scene. Accordingly, it is considered the proposal would not affect adversely the character of the surrounding landscape townscape and would respects the site and surroundings in terms of the siting complying with General Policy 2.

6.4 POTENTIAL IMPACT UPON NEIGHBOURING AMENITIES - (General Policy 2 and Residential Design Guide 2021)

6.4.1 The residential properties potentially most impacted by the development would be those immediately to the west of the site (Nrs 32, 33 and 34 Rhenwyllan Close). Generally, the main issues relating to the impacts upon residential amenities are; overbearing impacts upon outlooks, loss of light, and or loss or privacy. In relation to these aspects, it is considered given the distance the new properties would be from any of these neighbouring properties, landscaping (new/existing) between and layout, design and siting the impacts would not be so significant to warrant a refusal. It is also noted the previously approved apartment building

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was taller and had a greater depth and therefore would likely have a greater impact upon neighbouring amenities (albeit considered to be acceptable) compared to the proposed new dwellings. It is noted the dwelling closest (Plot 1) to the neighbouring properties is sited closer to them; however, given the reduced scale it is not considered this would have an unacceptable impact. It is noted all gable windows within Plot 1 are proposed to be obscure glazing and the first floor rear terrace includes a high level screen to its side elevation. These would ensure appropriate measures to prevent overlooking towards the neighbouring properties, namely Nr 34 Rhenwyllan Close.

6.4.2 Overall, whilst the proposed development will have an impacts upon existing neighbouring properties, it is considered for the reasons given the proposed development would not having an significant impacts upon the residential amenities of the neighbouring properties and therefore comply with General Policy 2 of the IOMSP and the Residential Design Guide 2021.

6.5 POTENTIAL IMPACT UPON HIGHWAY SAFETY / PARKING PROVISION (Strategic Policy 10, General Policy 2 and Transport Policy 1, 2, 4, 5, 6, 7 & 8)

6.5.1 Highway Services have considered the application and have raise no objection. The proposal will reduce the level of traffic over the previously approved apartment building (11 units).

6.5.2 On this matter the applicants Planning Statement states; "Access to the 3no. houses will be via the previously approved access from the Promenade onto the Bay Queen development site. The site road is 5.5m wide, and will be a shared surface, with a 2m wide pavement to the southern side, linking the entrances to the front apartment building.

Each house will have a double garage measuring at least 6m x 6m, and there will be a 6m x 5.4m (minimum) driveway in front of the garages, so there will be ample parking for property owners

The proposals, with regards to parking provisions, provides many benefits over the extant approved scheme. By reducing the number of homes from 11 down to 3, this will reduce the number of potential visitors to the site. The provision of 6no. visitor parking spaces within the courtyard, shared between the 26no. front apartment and the 3no. proposed houses, should be more than adequate, as there is also on street parking on the Promenade."

6.5.3 In terms of parking provision, the parking standards as provided in the Strategic Plan require two parking space for a dwelling and therefore complies with this.

6.5.6 Overall, for these reasons it is considered the proposal would provide safe and convenient access for all highway users (vehicle and pedestrian), together with adequate parking, servicing and manoeuvring space and does not have an unacceptable effect on road safety or traffic flows on the local highways complying with Strategic Policy 10, General Policy 2, Transport Policy 1, 2, 4, 5, 6, 7 & 8 of the IOM Strategic Plan.

6.6 POTENTIAL ECOLOGY IMPACTS - (Environment Policy 4) 6.6.1 The Ecosystem Policy Team have considered the application and raised no objection subject to conditions, namely; o measures that are to be put in place to prevent bird strikes on the clear glass balustrades; and o swift boxes are recommend that they are re-positioned to the western elevation of each plot in order so that the boxes are not above the proposed clear glass balustrades and therefore to avoid bird collision.

6.6.2 The above matters should be conditional of any approval.

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6.7 Energy Efficiency/Climate Change - (Climate Change Act)

6.7.1 The applicant's comment; "The proposed houses will be energy efficient and highly sustainable, to help mitigate climate change. The site is close to the centre of Port St Mary, so all the town's existing facilities are within easy walking or cycling distance, which will promote Active Travel. All homes will have an integral double garage which can be used for cycle storage and the homes will be wired for electric vehicle chargers to be installed, to allow future owners to fit their specific requirements.

The houses will be highly insulated and will achieve high levels of airtightness. Air source heat pumps and roof mounted solar PV panels will be fitted to all properties. Gas powered appliances will not be used on this development, to reduce dependency on fossil fuels.

Internally, energy efficient LED light fittings will be used throughout, together with water efficient sanitary ware."

6.7.2 The Department is comfortable that the scheme complies with Energy Policy 5 and the Climate Change Act, albeit the latter is not yet in force.

7.0 CONCLUSION 7.1 Overall, it is considered the proposal would be developing a site which is designated for residential development currently and one which has gain previously planning approvals for greater levels of development on this site. The proposal would provide an additional supply of housing within a sustainable location, given its closeness and good pedestrian to Port St Mary and would meeting the overarching aims of the IOM Strategic Plan i.e. "Towards a Sustainable Island" and identified near the top of the settlement hierarchy.

7.2 In relation to highway safety there are no concerns raised and it is considered the level of parking provision is appropriate for the level of development and its location within Port St Mary to shops, services and public transport links.

7.3 Finally, there are no adverse impacts to protect species on this site and appropriate conditions in place to ensure biodiversity on the site is provided and would result in an energy efficient development.

7.4 In conclusion, the proposal would comply with; Strategic Policy 1, 2, 3, 4 5, 10 & 11, Spatial Policy 2 & 5, General Policy 2, Environment Policy 4, 7, 42 & 43, Housing Policy 1, & 4, Transport Policy 1, 4, 6, 7 & 8 and Energy Policy 5 of the IOM Strategic Plan 2016, Area Plan for the South and the Residential Design Guide 2021. It is recommended that the planning application be approved for the reasons given and subject to the conditions listed.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

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o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status.

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __

I can confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to the it by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted

Committee Meeting Date: 22.07.2024

Signed : C BALMER Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO See below

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.

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PLANNING COMMITTEE DECISION 22.07.2024

Application No 24/00653/B Applicant Hartford Homes Proposal Erection of three detached dwellings with integral garages to replace proposals for an apartment building previously approved by PA21/00083/MCH

Site Address Bayqueen Hotel The Promenade Port St Mary Isle Of Man IM9 5DG

Principal Planner Chris Balmer

Presenting Officer As above

Addendum to the Officer Report

The Planning Committee approved the application will the following alterations (typos);

C 4. Prior to the occupation of the dwelling on Plot 1 the obscure glazing and the first floor 1.8m high timber screen all shown on Drawing 46 shall be completed and shall be maintained as such thereafter

Reason: In the interests of neighbouring residential amenities.

C 5. The "Communal Open Space" and six "Visitor Parking" spaces as shown on drawing 44 shall be completed prior to the occupation of the dwelling on Plot 1 and retained thereafter.

Reason: To ensure the provision of an appropriate landscape setting to the development and to provide additional off road parking for visitors of the site and adjacent apartment building.

Reason for approval: Overall, it is considered the proposal would be developing a site which is designated for residential development currently and one which has gain previously planning approvals for greater levels of development on this site. The proposal would provide an additional supply of housing within a sustainable location, given its closeness and good pedestrian links to Port St Mary and would meeting the overarching aims of the IOM Strategic Plan i.e. "Towards a Sustainable Island" and identified near the top of the settlement hierarchy.

The proposal would comply with; Strategic Policy 1, 2, 3, 4 5, 10 & 11, Spatial Policy 2 & 5, General Policy 2, Environment Policy 4, 7, 42 & 43, Housing Policy 1, & 4, Transport Policy 1, 4, 6, 7 & 8 and Energy Policy 5 of the IOM Strategic Plan 2016, Area Plan for the South and the Residential Design Guide 2021.