1 October 2013 · Planning Committee
Callows Yard, Arbory Street, Castletown, Isle Of Man, IM9 1dq
The application proposed converting 9 two-bedroom houses and cottages (1-6 and cottages 1-3 Callow's Yard) into 18 single-bedroom apartments, changing 8 existing apartments over shops at 10-20 Arbory Street into 18 single-bedroom apartments, and converting a function room at the rear of 28 Arbory Street into 5 apartmen…
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The officer assessed that converting diverse housing (terraced dwellings, multi-bedroom apartments for couples/families) to 41 single-bedroom units would create an over-concentration of small accommod…
General Policy 2
Requires development respecting site/surroundings (b), no adverse townscape (c), no adverse amenity/character (g). Officer found proposal fails as single-bed concentration changes complex character, harms attractiveness to mixed users/visitors, detrimental to Conservation Area townscape.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Officer concluded over-concentration of singles changes site function, making it less attractive, thus failing to preserve/enhance.
Housing Policy 17
Permits flat conversions if adequate amenity/parking/outlook. Not directly assessed against refusal but noted parking not worsened; refusal turned on broader character impacts.
No adverse traffic impact as parking requirement marginally less than existing
Provides needed quality residential; current occupancy shows demand for singles; parking unchanged; supports town centre housing policy
The original application sought to convert houses 1-6 and cottages 1-3 in Callow's Yard, apartments over 10-20 Arbory Street, and a function room at the rear of 28 Arbory Street into a total of 41 single-bedroom apartments and an office, increasing unit numbers while retaining bedroom count. It was refused by the Planning Committee due to concerns over concentration of single-bedroom units changing the site's character, potential anti-social behaviour, and detriment to the Conservation Area and town centre vitality, contrary to General Policy 2(b,c,g) and Environment Policy 35. The appeal was lodged on behalf of applicant Mr Roy Tilleard by Cornerstone Architects but withdrawn on 28th October 2013 following a Tesco licensing decision prompting a site review. No inspector's analysis or decision was issued as the appeal did not proceed. The original refusal decision stands.
Precedent Value
Demonstrates that even in town centres, high concentrations of single-bedroom units in mixed-use developments can be refused if they risk altering character and social cohesion, especially in Conservation Areas. Future applicants should propose mixed unit sizes to maintain family appeal and site vitality.
