**Document:** Planning Statement Ocean Castle Hotel
**Application:** 09/00982/B — Erection of an apartment block to provide seven apartments with associated car parking and landscaping
**Decision:** Permitted
**Decision Date:** 2009-09-04
**Parish:** Rushen
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/63444-rushen-ocean-castle-hotel-garages-apartment/documents/1381577
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# Planning Statement Ocean Castle Hotel
## 0900982
### Proposed New Apartments, Spaldrick Promenade, Port Erin for
Eeima Four Ltd
### Planning Statement And Photographic Record Of The Ocean Castle Hotel
Job No. I.I666
Prepared by:
McGarrigle + Jackson
19 Mount Havelock
Douglas
IMI 2QG
Tel: 01624628141
Fax: 629334
email: info@mcgarrigle-jackson.com
web: www.mcgarrigle-jackson.com
McGarrigle + Jackson
archiects and urban designers
## Planning Statement for Proposed New Apartments on the Site of Ocean Castle Hotel, Spaldrick Promenade, Port Erin
Job No: $\quad 1666.01$
Client Eeima Four Ltd
The proposed development subject of this planning application is the demolition of the existing Ocean Castle Hotel and ancillary buildings, and the construction of a new five-storey apartment building with a part-basement level car park at Spaldrick Promenade, Port Erin.
The site is currently occupied by a four-storey (part five storey) building, namely the Ocean Castle Hotel. The hotel has not been in use over the last two holiday seasons. The site is bordered by Ocean Castle Drive to the north-west, Spaldrick Promenade to the south-west and Rowany Villas to the south-east. The proposed new development will consist of a partbasement level of car parking (with parking facilities for 18 no. cars, including I no. disabled bay, along with bicycle parking), five storeys with a total of 7 no. apartments, ranging from $167 \mathrm{~m}^{2}$ to $384 \mathrm{~m}^{2}$ in floor area. To the rear of the apartment building will be a substantial landscaped and walled garden for the residents. There will also be an out-building housing MEA meters, bin store and the plant to service the apartments.
To facilitate the proposed access to the new basement level car park, the existing 7 no. onstreet car park spaces on Rowany Villas will be re-located "off street", to the rear of the site at Rowany Villas.
The site has not been the subject of any known recent planning applications. The proposed new apartments will be finished to a high specification and will have the benefit of the substantial views over the Bay. It should be noted that the apartments will be for sale to high-net-worth individuals, in line with the Isle of Man Government tax strategy for attracting high-net-worth individuals to the Island.
It should also be noted that one of the project representatives has direct experience of this type of high-quality apartments development and is currently completing the Imperial Heights development on the adjacent site on Spaldrick Promenade.
The proposed development is to be constructed in a relatively traditional style, with plain painted rendered finish to the walls and a pitched roof with artificial slates. The traditional appearance is furthered with the addition of projecting bays and oriel windows. The appearance and scale of the development is also designed to harmonise with that of the adjoining development currently under construction at the site of the former Imperial Hotel. The traditional style and choice of materials is also complimentary to the adjoining Port Erin Royal Hotel.
The proposed finishes to the new development will include a painted smooth render finish to the walls generally, with a rusticated finish to the render at ground floor level. The windows will be aluminium framed with double glazed units and the aluminium will be finished with a coloured polyester powder coating. The pitched roof will have a finish of man-made slate. Balconies and low-level walls will have decorative painted metal railings. The finishes generally reflect the finishes to be found on other buildings in the Port Erin area. The higher boundary walls to the private garden will have a combination of smooth render and roughcast render finishes.
There are sufficient services / service connections available to the site. Manx Electricity Authority, Manx Water and Manx Telecom already service the site. The site is also serviced by both mains foul and surface water drainage, with manholes locally in the road. There is nearby mains gas also, with the potential to serve the new development if desired.
In the design of the development, consideration has been given to the potential excess run off from roof and hard landscaped surfaces. It should be noted that the proposed new development has a lesser area of roof surfaces and hard standing than the existing Ocean Castle Hotel (and its numerous outbuildings -which are to be demolished). It is further proposed to minimise any hard landscaping, with the majority of the landscaped garden having free-draining planted and lawn areas and free-draining porous pathways. Therefore the discharge to the surface water main sewers will be less than existing. A petrol interceptor will be installed on the basement car park area drainage line. Final connection to the mains will be to the manhole in the Rowany Villas roadway.
The foul drainage flow will be less than the existing hotel and it is proposed to connect the foul drains to a final connection to the manhole in Spaldrick Promenade.
Substantial improvements are being proposed with regards to the provision of parking. 18 no. off-street car parking spaces are to be provided in a basement level car park, with provisions being made for disabled drivers and cyclists. The basement car park will have an automatic opening roller shutter which will be activated by a fob controlled by the incoming and out going vehicle driver. The existing seven public car parking spaces on Rowany Villas are to be relocated off Rowany Villas itself to the rear of the development. One of these spaces will be a designated disabled parking bay. The existing kerblines around the site are to be retained and where removed to facilitate vehicular access points, will be replaced with drop kerbs. The footpath around the development will be finished with tarmacadam.
I.View of the Imperial Heights, Ocean Castle Hotel and Port Erin Royal Hotel
2. Front elevation of the Ocean Castle Hotel on Spaldrick Promenade
3. View of the Ocean Castle Hotel on Ocean Castle Drive
4. View of the Ocean Castle Hotel on Rowany Villas
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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/63444-rushen-ocean-castle-hotel-garages-apartment/documents/1381577*