**Document:** Decision Notice
**Application:** 24/00786/B — Conversion, including alteration and extensions, of former hotel to nine apartments with bicycle and bin storage
**Decision:** Permitted
**Decision Date:** 2025-09-03
**Parish:** Braddan
**Document Type:** decision / decision_notice
**Source:** https://planningportal.im/a/32792-braddan-marina-hotel-conversion-alteration/documents/1068643

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# Decision Notice

Sarah Corlett Town Planning Consultancy Ltd Ballachrink Croft Ballacorey Road Bride Isle Of Man IM7 4AW

TOWN AND COUNTRY PLANNING ACT 1999 The Town and Country Planning (Development Procedure) Order 2019

In pursuance of powers granted under the above Act and Order the Department of Environment, Food and Agriculture determined to APPROVE an application by Mr Richard Copisarow, Ref 24/00786/B, for the Conversion, including alteration and extensions, of former hotel to nine apartments with bicycle and bin storage at Marina Hotel 47 Loch Promenade Douglas Isle Of Man .

Any conditions or notes which apply to the approval are set out below. This approval is subject to compliance with any conditions listed and may not be implemented until it becomes final (see guidance notes).

- 1. 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.

- 2. The front elevation windows shall be installed in full accordance with 'DWG 2023-164014 PROPOSED WINDOW & DOOR SCHEDULE' and retained as such thereafter. For the avoidance of doubt windows Type 3 through to Type 12 shall all be installed in sliding sash as detailed and retained as such thereafter.

Reason: in the interest of visual amenity and to align with Planning Circular 1/98, and Environment Policy 35 of the IOM Strategic Plan 2016

- 3. The front elevation front door shall be installed in full accordance with details shown on 'Drg 2023-164-015 Main Door Detail' and retained as such thereafter.

- Reason: in the interest of visual amenity and Environment Policy 35 of the IOM Strategic Plan 2016
- 4. The external finish of the rear elevations of the building shall be finished in white or other colour first submitted to and approved in writing by the department, and shall be retained thereafter. Reason: in the interest of both visual and neighbouring amenity at the rear of the building.
- 5. Bicycle parking shall be provided prior to the occupation of the first apartment and shall be provided in full accordance with the details shown on 'DWG 2023-164-009 PROPOSED UPPER & LOWER GROUND FL PLAN' and bike rack specification brochures and retained available for cycle parking at all times. Reason: in the interest of highway safety and promoting sustainable travel.
- 6. Refuse storage shall be provided prior to the occupation of the first apartment and shall be provided in full accordance with the details shown on 'DWG 2023-164-009 PROPOSED UPPER & LOWER GROUND FL PLAN' and retained unobstructed and available for refuse and bin storage at all times.

Reason: in the interest of providing suitable bin storage for the proposal and amenity of the area.

- 7. There shall be no demolition of any part of building except for those parts indicated to be demolished on DWG No. 2023-164-007 DEMOLITION SCHEDULE - FLOOR PLANS.

Reason: In the interest of visual amenity and in ensuring the primary frontage of the building is retained (with exception to the box dormer) in the interest of character and appearance of the Promenade Conservation Area, and also taking into account retention and regeneration of the original building is a considerable factor weighing in favour of the application and one of the exceptional reasons why the affordable housing commuted sum has been waivered in this case.

- 8. The front elevation of the building shall be finished in full accordance with 'DWG 2023164-012 PROPOSED ELEVATIONS & SECTIONS' within 12 months of the final apartment being first occupied and retained as such thereafter.

Reason: to ensure the front elevation works and detailing are carried out in accordance with the plans and noting the visual contribution to the Conservation Area and also taking into account retention and regeneration of the original building is a considerable factor weighing in favour of the application and one of the exceptional reasons why the affordable housing commuted sum has been waivered in this case.

- 9. Prior to first occupation of the basement accommodation hereby approved, the escape routes shall be provided in full accordance with those details shown on drawing no's 2023-16409 and 2023-164-018 (date published 02 May 2025) and retained permanently clear and free of obstruction thereafter.

Reason: In the interest of amenity and to ensure provision of means of escape in the event of emergency including any fire and flood event.

This approval relates to the following information:

- o COMMUTED SUM & VIABILITY STATEMENT - date published online 30 May 2025
- o DWG 2023-164-018 PROPOSED BASEMENT ESCAPE ROUTE PLAN
- o DWG 2023-164-014 PROPOSED WINDOW & DOOR SCHEDULE
- o DWG 2023-164-013 PROPOSED SCOPE OF WORK
- o DWG 2023-164-012 PROPOSED ELEVATIONS & SECTIONS
- o DWG 2023-164-011 PROPOSED 3RD & 4TH FL PLANS
- o DWG 2023-164-009 PROPOSED UPPER & LOWER GROUND FL PLAN
- o DWG 2023-164-002 REV 01 SITE PLAN
- o DRAWING LIST
- o DWG 2023-164-001 REV 01 LOCATION PLAN

- - All date published online 02 May 2025

- o VIABILITY APPRAISAL date published online 09 May 2025 o TRANSPORTATION STATEMENT DEC 2024 - date published online 06 JAN 2025
- o BIKE STORAGE POTENTIAL LAYOUTS 14 NOV 24 o BIKE RACK SPECIFICATION 14 NOV 24 o BIKE RACK MANUFACTURING STANDARD 14 NOV 24

- - All date published online 18 Nov 2024

o Drg 2023-164-003 Existing Basement and Ground Floor Plan o Drg 2023-164-006 Existing Elevations o 2023-164 Gross Internal Area Comparison o Drg 2023-164-007 Demolition Floor Plans o Drg 2023-164-004 Existing First and Second Floor Plans o Drg 2023-164-010 Proposed First Floor and Second Floor Plans o Drg 2023-164-005 Existing Third and Fourth Floor Plans o Planning Statement provided by Sarah Corlett Town Planning Consultancy o Drg 2023-164-008 Demolition Elevations o Drg 2023-164-015 Main Door Detail o Drg 2023-164-016 Raised Lettering Details o Cover Letter o Flood Risk Assessment provided by Curtains

- - All date published online 12 Jul 2024

NOTE It would be in the applicants best interest to ensure that all escape routes including those at the rear are installed and kept permanently clear of obstruction to ensure suitable means of escape from the building in the event of emergency.

This decision has been made for the following reasons(s) The proposal regenerates a long-vacant and dilapidated promenade building, reusing its existing fabric, preserving the historic frontage, and enhancing the Conservation Area (Strategic Policy 1 & 2, Environment Policy 35 & 43, Area Plan 6.9.2). Physical works relating to its new windows, detailing, and roof form are visually acceptable, and all work towards restoring a building in a prominent promenade position (Area Plan 2.4, 3.4.9, 9.5). The sustainable location

encourages sustainable travel and efficient use of infrastructure and the proposal provides adequate provision for refuse, fire safety, flood risk, and neighbouring amenity (General Policy 2, Community Policy 11, Strategic Policy 10, Transport Policy 1 & 7, and Area Plan for the East Transport Proposals 1 & 2).

Although the scheme results in the loss of a guesthouse (Area Plan Tourism Proposal 1 and Mixed Use Proposal 2), the proposed new residential use is considered acceptable in this case being compatible with surrounding uses and ensuring the long empty building is brought back into some use to secure its longevity (Area Plan 9.10.3 and 9.11). The development contributes to housing supply (Housing Policy 1, 4, Strategic Policy 11) and, in this exceptional case, a commuted sum in lieu of affordable housing is to be waivered given the viability evidence provided being unviable, noting the low sum being sought and the significant regeneration benefits expected in this specific case.

Date of Issue: 3rd September 2025

J CHANCE Director of Planning and Building Control

Guidance Note This decision was made by the Planning Committee in accordance with the authority delegated to it. This decision refers only to that applied for under the Town and Country Planning Act 1999 and its subordinate legislation. A copy of the Officer’s report and any correspondence which informed the assessment and decision is available to view on the Government’s website (via https://pbc.gov.im/online-applications/)

Implementation The decision does not become final until either

-  Any appeal has been concluded; or
-  21 days have passed since the date on this notice and no appeal has been submitted

Development must progress in accordance with the plans approved under, and any conditions attached to this approval (irrespective of any changes that may separately be requested at the Building Control stage or by any other Statutory Authority). This approval does not remove the need to also comply with any other relevant legislation.

Any conditions requiring certain works, submissions etc. prior to commencement of development must be fulfilled prior to work starting on site. Failure to adhere to this approval and meet the requirements of all conditions may invalidate this approval or result in formal enforcement action.

Appeal Any appeal must be in writing and submitted to the Department within 21 days of the date of this Notice. The appeal must contain:

-  the grounds for making the appeal;
-  payment of the planning appeal fee (currently £355); and
-  if relevant, confirmation that the appellant wishes to have the appeal determined by means of an inquiry and payment of the additional inquiry fee (currently £130). Where the appeal is submitted by the applicant they must:
-  specify in detail and by reference to material planning considerations the reasons why the appellant disagrees with that determination; and
-  Where against a refusal, on the grounds of deficient detail or supporting documentation, set out why they consider the information or documentation forming part of the application was sufficient in the circumstance. If the appeal is submitted by someone who has interested Person Status but is not listed in Article 4(2) of the Development Procedure Order 2019, that person must relate their grounds for making the appeal to issues which they included in representations made prior to the application being determined.

Failure to meet all of the relevant above requirements will mean that the appeal cannot be validated. An appeal form and more detailed guidance are available either from Planning & Building Control, Tel 685950, or from the Department’s website www.gov.im/planningappeal If this decision becomes final because there is no appeal, the Department’s public reference copy (counter copy) of the planning application (should one have been received) may be collected by the applicant or their agent from Murray House. Please note that if the counter copy of the application is not collected within thirty days following the last date on which a planning appeal can be made it will be destroyed without further notice.

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*Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).*
*Canonical page: https://planningportal.im/a/32792-braddan-marina-hotel-conversion-alteration/documents/1068643*