14 March 2014
Bill'S, 17, Malew Street, Castletown, Isle Of Man, IM9 1ab
The site is part of Callows Yard, a mixed-use development in Castletown's Conservation Area, comprising terraced properties on Malew Street with commercial ground floors and residential above, plus rear retail units and a former bar called Fusion.
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The officer recommended refusal primarily because the loss of ground floor commercial units would significantly harm the vitality, viability, and attractiveness of Castletown town centre by reducing r…
Mixed Use Proposal 1 of the Area Plan for the South
Presumption in favour of retaining ground floor retail in Castletown to maintain vitality of mixed use areas. Officer assessed proposal's loss of retail units as significantly harming town centre viability and future retail potential, outweighing benefits of occupation.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character. Replacing shopfronts with residential windows creates confused commercial/residential streetscene, harming character and deterring shoppers.
Housing Policy 17
Conversions to flats require adequate amenity space, outlook, and parking. Ground floor units lack private space and have windows adjacent to public areas, providing unsatisfactory privacy.
General Policy 2
Requires no adverse impact on townscape character, residential amenity, access/parking, and adjacent land development. Upper floors acceptable; ground floor changes fail on character, amenity, and town centre prejudice.
Strategic Policy 1
Encourages using under-used buildings. Vacant units' reuse positive, but ground floor retail loss outweighs benefits for town centre.
All new retail development (excepting neighbourhood shops and those instances identified in Business Policy 5) sited within the town and village centr
New retail in town centres. Proposal reduces retail capacity, contrary to protecting Castletown's service centre function.
Environment Policy 24 - Pollution sensitive development
Restricts pollution-sensitive uses near noise/odour sources. Noted but not key issue; ground floor units potentially affected by town centre activity.
Environment Policy 43
Supports regeneration via reuse not demolition. Sympathy for filling vacant units, but retail loss harms overall regeneration.
Community Policy 4
Loss of shops only if commercially unviable with marketing evidence. No such evidence provided despite some units occupied.
Transport Policy 7
Requires parking per standards, reducible in town centres/Conservation Areas. No objection as prior consents established no parking.
Do not oppose the application; lack of parking established by previous consent
Castletown Commissioners formally objected to planning application 14/00148/B citing loss of retail units, parking issues, harm to town centre vitality and contravention of development plan policies; Highways Division had no comment as parking issues were established in prior applications; multiple public objections echoed these concerns.
Key concern: loss of retail units from principal shopping street undermining vitality and viability of Castletown town centre
Castletown Commissioners
Objection"It is therefore requested that the application for planning permission for the proposed development (14/00148/B) should be refused."; "there will be a presumption in favour of the retention of existing retail units on the ground floor..."; "The proposal will result in increased parking demand compared to the existing uses. There is limited supply of parking in Castletown town centre"
Highways Division
No CommentNo comment, the lack of car parking has been established by previous applications
