19 July 2004 · Minister for Local Government and the Environment
11, Bank Street, Castletown, Isle Of Man, IM9 1at
The proposal involved converting an existing two-floor shop unit in a mixed-use area of Castletown into a self-contained one-bedroom dwelling with 46m² floor area and a small rear yard. The Planning Committee refused permission twice (initially and on review) due to concerns over poor living environment from limited si…
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The Inspector concluded the main issues were living environment for occupants and retail loss impact. On amenity, he noted limited rear yard and outlook are common in older town centre dwellings; resi…
Time limit
The use must be taken up within four years of the date of this notice in order for this approval to remain valid after that time.
no objection / elected not to oppose
Highways Division raised no objection to the change of use application. Fire and Rescue Service objected due to inherent fire safety risks from lack of separation between ground floor living and first floor sleeping accommodation.
Key concern: No separation between ground floor living accommodation and first floor sleeping accommodation which is inherently unsafe in the event of fire
Department of Transport Highways Division
No ObjectionThe Department has elected not to oppose the application.
Department of Transport Highways Division
No CommentThe Highways Division does not wish to make further representation to the forthcoming review, beyond the response in the initial letter.
Isle of Man Fire and Rescue Service
ObjectionAs There is No Separation Letuved Ground Floor Livine Accommodation And Fast Floor Sleeprue Accommodation Which is INHERENTLY UNSAFE IN THE EVENT OF FIRE
Isle of Man Fire And Rescue Service
No CommentI do not require to appear at the review hearing provided that the previously submitted written observations made on my behalf are taken into consideration by the Planning Committee.
S H Etherington
ObjectionPeople will not walk to the bottom of a street for one shop but will for two or three.; We need more shops in Castletown - not less. The town is dying on its feet.
S A Etherington
ObjectionConservation Area, the Town Plan and Castletown really cannot afford the loss of any more retail outlets, especially Bank Street.
S Pellerina
ObjectionAll the relevant facts remain the same i.e. Conservation Area, Town Plan and loss of retail outlets in Castletown.
The Castletown appeal involved refusal of planning permission for converting a shop at 11 Bank Street to a one-bedroom dwelling due to poor living environment from size and limited outdoor space, and loss of retail unit harming shopping vitality. The appellant argued the size complied with standards, amenity concerns were not material planning issues, and there was no retail demand. The inspector found the living environment acceptable for a town centre conversion and the retail loss insignificant given the peripheral location and new developments, allowing the appeal. The Laxey appeal involved refusal of approval in principle to convert and raise a stone garage/workshop to a one-bedroom dwelling due to inadequate amenities. The appellant highlighted family needs, residential designation, adequate internal space, and minimal neighbour impacts. The inspector concluded the proposal would provide unsatisfactory outlook, light, noise environment, and external amenity for future occupiers, while harming neighbour amenities and parking, dismissing the appeal.
Precedent Value
Castletown appeal shows small town centre shop-residential conversions can succeed if peripheral with low retail viability and comparable existing dwellings exist. Laxey demonstrates even in residential areas, conversions lacking external amenity, good outlook and causing neighbour harm will fail regardless of personal circumstances.
Inspector: David G Hollis and J Trevor Graham
