**Document:** Architect's Planning Statement
**Application:** 21/01527/B — Variation of Condition 1 of PA 17/00976/B for an extension of time for a further 4 years - VARIED TO 2 YEARS by Planning Committee
**Decision:** Permitted
**Decision Date:** 2022-05-12
**Parish:** Rushen
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/8410-rushen-hotel-primrose-terrace-extension/documents/1579881

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# Architect's Planning Statement

## Architect's Statement

**Proposal:** Variation of Condition 1 to Planning Approval 17/00976/B **For the:** Demolition of the former Bay View Hotel & construction of 3no. apartments with on-site parking/garages. **The Site:** The Bay View Hotel, Primrose Terrace, Bay View Road, Port St. Mary

### Contents

1.0 The Site & Building
2.0 Planning Approval 17/00976/B
3.0 Variation of Condition 1
4.0 Parking

### Appendices

- Appendix 1 - Photographs of the existing Bay View Hotel
- Appendix 2 - Proposed Port St. Mary Conservation Area

### 1.0 The Site & Building

The site consists of the former Bay View Hotel located on the corner of Bay View Road and Lhargan Road in Port St. Mary and two small adjacent plots of land previously used for parking and the ‘Beer’ garden. The property is within the proposed Port St. Mary Conservation Area but is not a Registered Building.

The building is 3 storeys high with a small basement previously used as the beer cellar. The main part of the building has rendered and painted walls, white Upvc windows and a slate roof. To the rear of the building is a collection of two and three storey outriggers and stores.

The hotel has had a chequered history and struggled to be financially viable as a public house and hotel. The business closed circa 2013 and was purchased by the current owner (the applicant) in 2015.

The building was poorly maintained and extended by previous owners and a conditions report commissioned by the applicant concluded that the building did not merit major renovation work.

### 2.0 Planning Approval

A planning application was submitted in 2017 for the demolition of the existing buildings and construction of three private residential apartments with on-site parking/garages. Approval was granted at Appeal, dated 29th May 2018, with the following conditions (summarised):-

- 1. The development to begin before the expiration of 4 years from the date of the decision notice
- 2. Prior to the commencement of the work, including demolition, a photographic survey is to be submitted to the Planning Department.
- 3. Prior to the commencement of the work, the treatment of the front boundary wall facing Bay View Road is to be approved by the Department
- 4. Prior to the occupation of the apartments, the parking spaces and garages must be available for use and retained for that purpose thereafter.

### 3.0 Variation of Condition 1

This application seeks a Variation to Condition 1 to extend the approval by a further 4 years.

The applicant proposes to carry the work out as per the original planning approval and as shown on the accompanying Architect's drawings. However, the ongoing Covid-19 crisis and lock-downs over the last 2 years have impacted on the Island's construction industry and building costs. As a result the applicant has not been able to secure a contractor for the project and so an extension of time for the current planning approval would allow further negotiations with suitable construction companies

### 4.0 Parking

Parking will be as per the original approval which provides each apartment with 2 parking spaces. Two of the apartments will have an on-site parking bay plus an integral single garage. The third apartment will be provided with 2 parking bays on the other side of Lhargan Road in the existing parking area.

To improve visibility from the site and for other road users, the rear of the new building will be set back from the road and a new boundary wall on the corner will be maintained below 1 metre in height.

In view of current changes to accommodate electrical vehicles, each of the apartments will have access to a suitable vehicle charging point in the parking areas.

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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/8410-rushen-hotel-primrose-terrace-extension/documents/1579881*