25 January 2022 · Delegated - Principal Planner (Jason Singleton)
Overcliffe, The Promenade, Port St. Mary, Isle Of Man, IM9 5da
The proposal involves converting Manxonia House and Overcliffe, a prominent former Victorian school building in a mixed-use area of Port St Mary, into retail (class 1.1), tea rooms and restaurant (class 1.3), with tourist accommodation above, including demolition of a garage for a new two-storey tourist unit, replaceme…
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The proposal was considered acceptable in principle as it aligns with Mixed Use Proposal 2 and paragraph 6.6.2 of the Area Plan for the South 2013, supporting retail, food/drink, and tourism uses to e…
General Policy 2
Sets general standards for acceptable development including visual amenity (b), living conditions (c), highway safety (g, h), and parking (i). Officer assessed proposal's modest external works, extended hours, and 6 on-site spaces as compliant, with no significant harm to streetscene or neighbours in central location.
Environment Policy 35
Requires no harm to character and appearance of proposed Conservation Areas. External works to front elevations modest, rear tourist unit subordinate with matching slate and render, preserving Victorian building's contribution without jeopardising future CA status.
Business Policy 1
Supports growth of employment opportunities. Retail, tea rooms, restaurant, and tourist uses enhance vitality of mixed-use town centre.
Transport Policy 7
Addresses highway safety and parking. 6 spaces (including disabled) adequate in sustainable location with public transport, nearby car park, and no significant increase beyond prior approval.
Mixed Use Proposal 2
Allows alternative ground-floor uses to retail if adding vitality, considering impacts on properties and area character. Shop, tearoom, restaurant acceptable over residential.
Time limit
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.
Opening hours
No customers shall be served or remain in the building outside the following hours: 9am - 11pm. Reason: The application has been assessed on this basis as requested in the application and in the interests of public amenity.
no objections
Do not oppose
DOI Highways and Port St Mary Commissioners raised no objections to the application, while a local cafe proprietor expressed concerns about insufficient parking capacity impacting local businesses.
Key concern: insufficient parking capacity leading to restricted trade for local businesses
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking given the relationship to the adjoining premises approved under PA 21/00501/B
Port St Mary Commissioners
No ObjectionPort St Mary Commissioners had no objections to: 21/01313/B Overcliffe, The Promenade, Port St Mary.
Sugarloaf Cafe proprietor
ObjectionI am the proprietor of a cafe nearby (Sugarloaf Cafe) and I do have a concern re parking.; The existing public car park is very busy at weekends and duringsummer months and with this new business, there will not be enough capacity.; A solution to the issue would be to permit parking in PSM school car park at weekends and during school holidays.
Conditions requested: permit parking in PSM school car park at weekends and during school holidays; signage at the Town Hall car park that such an overflow car park exists; PSM school car park may also be used for limited coach parking at these times
