16 May 2005 · Minister for Local Government and the Environment (following Planning Appeals Inspectorate report)
Isle Of Man Breweries, Baltic Hotel, 1, Glentramman Terrace, Foxdale, Isle Of Man, IM4 3ee
The proposal involved demolishing and rebuilding side and rear extensions to the three-storey Baltic Inn public house on the west side of the A3 Main Road in Higher Foxdale, a village with limited parking.
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The Planning Committee officer assessed the proposal against Foxdale Local Plan Policy F/P/T/1, which permits expansion of existing tourism facilities with positive prior contribution provided no adve…
Foxdale Local Plan Policy F/P/T/1
Permits Department to accept expansion of existing facilities with positive prior tourism contribution, but no approval if adverse countryside impact from visual intrusion, traffic/car parking, or servicing. Officer/Committee/Inspector assessed extensions cause no countryside harm (in residential area, design matches existing, no off-site parking intrusion); retains 2 on-site spaces similar to existing; no traffic intensification. Tension over parking dismissed as no IOM standards and field development would harm countryside.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to drawing numbers AT 676.1, AT 676.2, AT 676.3.1. and AT 676.4 Rev 2.
Materials matching
The external finishes of the extension must match those of the existing building in all respects.
Glazing bars
All glazing bars shall be fitted externally upon installation.
Signage illumination
Any signage shall be externally illuminated only.
Tourist bedroom use
With the exception of the Manager's accommodation all other bedrooms shall be used only by bona fide tourists only with no individual letting period extending beyond 4 weeks in duration.
Surface water drainage
There must be no discharge of surface water to the main foul sewer.
Grease traps
The drainage to the development shall incorporate grease traps before the point of entry to the public sewers.
No objection in principle subject to conditions on culvert protection, foundations to invert level, pre/post CCTV surveys, no fat/food waste to foul sewer, no surface water to foul
Consult Fire Safety Dept re Fire Precautions (Flats) Regs 1996 and Licensed Premises Regs 1997
Detailed food hygiene requirements communicated; intercept grease/detritus; no nuisance from emissions/noise; access for disabled
Multiple consultees responded to planning application 04/02550/B for alterations and extensions to the Baltic Inn public house, with Food Safety and DOT Drainage offering conditional no objections focused on food hygiene, drainage, and culvert protection, while DOT Highways objec…
Key concern: lack of off-road parking in village where parking is at a premium
Environmental Health Officer (Food Safety Unit)
Conditional No Objectionwalls, floors, doors, windows, ceiling... enable them to be effectively cleaned, and prevent... infestation by rats, mice and insects; The Department recommends the use of mobile tables and shelves instead of fixed units; domestic equipment is not suitable for commercial use; hand wash basins fitted within the toilet compartment
Conditions requested: floor of any food room surfaced with suitable durable impervious material; surfaces impervious to grease/fat/oil and easily cleaned; shelves/service pipes fixed 1 inch clear of walls and 1 foot above floor; cupboard units/counters fixed to prevent vermin harbourage, prefer mobile tables/shelves; cooking/refrigeration equipment fixed clear of walls with cleaning access, prefer movable equipment; suitable ventilated food storage with adequate refrigeration at safe temperatures using commercial equipment; suitable sinks for food washing and equipment with hot/cold water, draining platforms, stainless steel preferred; 2 sinks or double bowl for no dishwasher; hand washing basins for food handlers with hot/cold water, conveniently accessible; sanitary accommodation per scale (e.g. up to 50: 1 female WC/basin, 1 male WC/basin), ante-chamber with ventilation, self-closing doors; suitable ventilation to food rooms including extract over cooking appliances, screened inlets; adequate lighting without glare; accommodation for employee clothing hanging/drying, not in food rooms unless lockers; refuse storage in sealed containers on impervious floor, ventilated; provisions for chronically sick and disabled
DOT Drainage Division
Conditional No ObjectionNO OBJECTION in principle, but subject to...; Full details of the proposed foundations must be issued to the Drainage Division
Conditions requested: build in accordance with drawing AT 676.4 Rev 2; no culvert alterations without permission under Land Drainage Act 1934 section 35; foundations reinforced to invert level of culvert; full details to Drainage Division for building control; CCTV condition survey of culvert prior to construction and post-construction; no discharges of fat/food waste to foul sewer; provide satisfactory disposal; NO discharge of surface water to foul drainage system per Sewerage Act 1999
DOT Highways Division
ObjectionObjection: The proposed tourist accommodation and extensions to the public house are not supported by any off-road parking arrangements, in a village where parking is at a premium.
DOT Highways Division
No Commentthe Department does not wish to make further comment, beyond the response in the letter dated 25th January 2005
Patrick Parish Commissioners
ObjectionThe Commissioners are in favour of this application PROVIDED THAT car-parking provision is a condition of the application and must be completed before any internal alterations are completed.; The Commissioners respectfully request that this planning application, as it stands, is recommended for refusal.
Conditions requested: car-parking provision as condition, completed before any internal alterations
Patrick Parish Commissioners
ObjectionThe Commissioners wish to request a review of the decision for the above planning application.
The Planning Committee granted permission for alterations and extensions to the Baltic Inn public house (PA 04/02550/B) despite objections from the Department of Transport and Patrick Parish Commissioners over inadequate off-street parking in a village with constrained parking. The appellants argued that parking provision should be conditioned due to premium parking availability and precedent. The applicant and Committee contended the development would not intensify use, retained village amenity value, and complied with local policy. The inspector found the main issue was potential addition to on-street parking but balanced this against economic/social benefits of modernising the pub to prevent its loss, deeming the proposal compliant with Foxdale Local Plan policy F/P/T/1 and recommending dismissal of the appeal while upholding permission with added conditions.
Precedent Value
This appeal shows inspectors may uphold permissions in villages despite parking constraints if benefits to local facilities outweigh harms and no countryside impacts, especially without binding local standards. Applicants should stress amenity retention and avoid over-reliance on uncertain additional parking lands.
Inspector: David Ward
