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The site represents the curtilage of the building which sits on the corner of Bay View Road and The Promenade. The building is an end of terraced property attached to a terrace of five other buildings, the northernmost of which is the Countess Hotel which sits on the corner of the Promenade and Maine Road. The building is unusual in that it has a plain rendered frontage to The Promenade which is similar (but not identical) to that of the properties to the north and with almost a completely different elevation to Bay View Road, with exposed stonework, projecting two and a half storey bays (going down into the basement) and a central four storey element on the western section, a flat three storey portion with single storey glazed conservatory and a gabled three storey element adjacent to the lane right at the rear of the property.
The property was most recently used as a hotel until a fire extensively damaged the main staircase area since which it has been unused.
The site lies within an area designated on the Port Erin Local Plan of 1990 as Tourism/Recreation which policy advice that suggests that whilst redundant hotels may be suitable for conversion to old people's accommodation, this does not apply to seafront hotels including this site.
Planning permission has previously been sought for internal alterations (PA 86/0543 88/1490) and for the change of use from the hotel into a university hall of residence (PA 89/1236).
Proposed now is the principle of the conversion of the building to four one bedroomed apartments in the front, Promenade section (one per floor) and two 2 bedroomed town houses over three floors on the Bay View Road section. All of the units have a principal view out onto a main road and the basement is to be used for storage with a ramped access up to the pavement for wheeled bins.
There is no parking to be provided. The existing conservatory on the Bay View Road frontage is to be removed, which is to be encouraged. There is very little opportunity for car parking to be provided: there is no rear yard, the depth of the building is only just long enough for a vehicle but would involve reversing in or out over the footway, fairly close to the corner, which is not ideal. The introduction of vehicular sized openings in the Bay View Road frontage would not enhance its appearance or character. Also, the number of units is relatively modest and will not generate a significant demand for car parking. There is on-street parking available alongside the site and a public car park just along the road by Shoprite.
The number of units is less than 8 and as such does not justify a requirement for affordable housing.
The accompanying documentation includes reference to "the replacement of windows with similar matching pattern PVC-u" although no further details are provided in this respect. The spmce are correct in observing that any replacements should be in sliding sash to match the existing. "Similar" is too vague and this should be addressed by condition.
There are many examples of redevelopment of former hotels to residential accommodation along the Promenade and the retention of this attractive and distinctive building should be encouraged even if it is at the cost of the loss of an opportunity to provide car parking.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
The resident of Port Soderick and The Society for the Preservation of the Manx Countryside and Environment are not directly affected by the proposal and should as such not be afforded party status in this instance.
Isle of Man Water Authority make comments in relation to the servicing of the development which is not a material planning matter and as such should not be afforded party status in this instance.
Much of the comments of the Disability Access Officer relate to the Building Regulations and are not material planning considerations. The relevant comments relate to disabled persons' parking spaces but as there are to be no parking provided, this comment is not relevant either and as such the Disability Access Officer should not be afforded party status in this instance.
Fire Prevention Officer's comments relate to matters which are covered by the Building Regulations and as such the Fire Prevention Officer should not be afforded party status in this instance.
The owner of Aalin is affected by the proposed development, being adjacent to application site and as such should be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 14.05.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
C 2. This permission relates to the conversion of the existing building into four apartments and two town houses all as shown in drawings P01 and P02 both received on 20th March, 2007.
C 3. Any replacement windows must match the existing in terms of opening style and frame shape. For the avoidance of doubt, windows which are presently sliding sash must be sliding sash and those existing windows which have arched heads must be replaced with windows whose frames have the same shape as the existing.
N 1. PRIOR to the commencement of any works the applicant is advised to consult the Chief Fire Officer to ensure that adequate fire precautions are taken.
N 2. For water connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the Isle of Man Water Authority Planning and Projects Section, telephone 695958.
N 3. For connections to Flats and Apartments the following apply - "Water Supply to Flats and Apartments - Regulations", and if applicable a "Form Of Undertaking In Respect Of Supply Pipes" will be required. Copies of these documents can be obtained from the Isle of Man Water Authority or alternatively by contacting the Isle of Man Water Authority Byelaws Inspector (Les Quayle on telephone 695957).
N 4. The applicant is encouraged to liaise with the owners of adjacent property to try to avoid any adverse impact from the works necessary to undertake the development on the operation of the tourist accommodation available during the holiday season.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 4/6/07
Signed : M. I. McCauley Director of Planning and Building Control
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