7 October 2025 · Planning Committee
The Flower Pot, Station Road, Port Erin, Isle Of Man, IM9 6ab
The proposal involves demolishing existing buildings on a long-vacant brownfield site to construct a ground-floor convenience retail store for Co-op (max 476 sqm, no mezzanine) with six self-catering tourist apartments (Class 3.6) on the first floor, plus 29 car parking spaces (including disabled and EV), service yard,…
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The Planning Committee overturned the officer's refusal recommendation, finding the proposal justified despite its marginal location outside Port Erin's designated mixed-use/retail area, as it is with…
new retail provision at a scale appropriate. Major retail development proposals to be supported by Retail Impact Assessment
Requires retail in existing areas without adverse effect on adjacent retail; major proposals need Retail Impact Assessment (>500sqm). Site outside designated area failed 'town centre first' test initially due to inadequate RIA, but committee accepted amended note showing surplus expenditure, no harm to vitality, and proximity/functional integration justified scale <500sqm.
Business Policy 10
Permits retail only in town/village centres except neighbourhood shops. Out-of-centre location conflicted, but committee found proximity to retail core and regeneration benefits outweighed, with condition limiting to Class 1.1 convenience.
General Policy 2
Requires accordance with zoning/plans and protection of amenity, design, highways. Initially failed on design/amenity/highways; amendments and conditions (privacy screening, access, landscaping) ensured compliance, protecting neighbours per RDG.
Environment Policy 42
Protects distinctive design characteristics/historical significance. Officer found modern style incompatible; committee deemed final design acceptable with historic building recording condition.
Transport Policy 4
Safe access/visibility. Bus stop/visibility concerns resolved via relocation condition and ADL responses; tracking amendments accepted.
Transport Policy 7
Adequate parking. Shortfall overruled by TRICS showing peak demand met; conditions secure provision.
Environment Policy 4
Biodiversity mitigation via bat/bird boxes, tree planting, lighting scheme, demolition timing.
Environment Policy 5 - Mitigation against damage to or loss of habitats
Similar to EP4; conditions address wildlife impacts.
Energy Policy 5
Requires EIA for >100sqm non-residential; condition mandates passive design, insulation, renewables.
Time limit
The development hereby approved shall commence within four years from the date of this decision notice.
Retail floor area limit
The gross internal floor area of the retail unit hereby approved shall not exceed 476 sqm, excluding ancillary areas. No mezzanine floors shall be installed.
Retail use restriction
Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2019, the retail unit hereby approved shall only be used for Class 1.1 convenience retail purposes and not for any other use within that class or any other class.
Tourist use restriction
Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2019 (as amended), the accommodation hereby approved shall only be used as a self-contained self-catering tourist unit within Class 3.6, and for no other purpose.
Operating hours
The retail unit hereby approved shall operate only between 0800 and 2200 Monday to Sundays, and Bank Holidays.
Access arrangements
Prior to first use of the development, the access arrangements including visibility splays, pedestrian routes, and vehicular entry/exit points shall be implemented in accordance with Drawing No. 0726/03 Rev. J and retained as such thereafter.
Car parking provision
All car parking spaces, including those for disabled users and electric vehicle charging, shall be provided prior to first use of the development and retained as such thereafter.
Bus stop relocation
The development hereby approved shall not be brought into use until the adjacent bus stop on Station Road has been relocated eastward, in accordance with the principles and indicative location set out in the ADL Response to the DOI Highways Consultation dated April 2025.
Cycle parking
Prior to the development hereby approved being brought into use, details of short-stay and long-stay cycle parking shall be submitted to and approved in writing by the Department.
Delivery and Servicing Plan
Prior to the development hereby approved being brought into use, a Delivery and Servicing Management Plan shall be submitted to and approved in writing by the Department.
Historic building recording
Development shall not commence until a programme of historic building recording of the existing buildings on the site has been undertaken... in accordance with Level Two...
Privacy screening
Prior to occupation of the tourist apartments... details of privacy screening for the first-floor balcony on the southern elevation which shall have a minimum height of 1.8m...
Energy Impact Assessment
Prior to commencement of development, an Energy Impact Assessment (EIA) shall be submitted... demonstrating measures including passive solar design, enhanced insulation, renewables, efficient systems.
Biodiversity Mitigation Scheme
Prior to commencement... scheme including bat/bird boxes, tree planting, demolition timing.
External lighting scheme
Prior to installation... detailed scheme complying with Bat Conservation Trust guidance.
Landscaping scheme
No development above slab level until detailed hard/soft landscaping scheme submitted... replacement of dead/damaged planting.
Off-site highway works
Development not brought into use until off-site works including dropped kerbs and parking restrictions implemented.
Tourist occupancy management
No guest occupy >28 consecutive days in 3 months; management plan with booking register submitted prior to first use.
No objection
No objection
DOI Highways objects to the application pending resolution of highway design issues including parking restrictions, vehicle tracking, cycle parking, and bus stop impacts; DEFA Ecosystems requests bat and bird risk assessment surveys; Gravis Planning (for Mannin Retail) strongly o…
Key concern: highways safety and access unresolved including delivery tracking, parking restrictions, and bus stop conflicts
DOI Highways Development Control
ObjectionThe application has not been able to sufficiently address the concerns raised by Highways DC; Recommendation: Oppose; contrary to General Policy 2 (h) and (i)
Conditions requested: Inclusion of TRO parking restrictions along Station Road; Alteration to vehicle tracking or delivery management for forward highway entry without encroachment; Updated site plan showing all proposed highway changes; Revisions to cycle parking for long-stay residential and short-stay store use
DEFA Ecosystem Policy Team
Conditional No Objectionpropose a survey to determine whether there is a significant risk of use of the site by nesting birds or roosting bats; results and recommendations should be taken into account in the Planning consideration
Conditions requested: bat and bird risk assessment survey prior to works; follow-up surveys if features indicate significant interest; mitigation for specific species if identified
