30 November 2025 · Planning Committee
Caretaker / Store, Bayqueen Hotel, The Promenade, Port St Mary, Isle Of Man, IM9 5dg
The proposal involves converting part of the large commercial unit approved in 2021 (PA21/00085/GB) within the Bayqueen Hotel complex into two ground-floor apartments and a gym exclusively for residents, with no external or physical alterations to the building.
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The officer gave considerable weight to previous approvals on the site, noting that 2018 approval (PA18/00637/GB) permitted 45 apartments with only 218sqm commercial space (restaurant), later amended …
Strategic Policy 1
Requires making best and efficient use of sites and utilising existing infrastructure. The officer assessed the change of use as efficient reuse of approved building space, aligning with residential zoning and prior approvals without new impacts.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs new development to towns and villages. Proposal in Port St Mary (village) on zoned residential site (Site 25) complies, supporting new housing opportunity as per Area Plan for the South 2013.
Strategic Policy 4
Protects built heritage and landscape conservation. Site had registered building (demolished under prior approval), but proposal involves no physical changes to elevations or mass, respecting development brief for Site 25.
Spatial Policy 5
Promotes good design. Internal change of use only, no impact on external appearance, mass or footprint of previously approved building.
General Policy 2
Sets general development standards including visual and amenity. No new adverse impacts on amenity or visual appearance from internal works, consistent with prior larger schemes.
Environment Policy 42
Takes into account local character and identity. Site outside conservation area, in proposed residential zone; proposal maintains character established by prior approvals.
Business Policy 1
Supports business growth. Commercial space reduced but retained at 229sqm (previously accepted at 218sqm), outside main commercial core; no evidence of unviability required as not loss of existing shop/pub.
Community Policy 4
Loss of local shops/pubs only permitted if unviable. No existing operational commercial use lost; space never implemented, zoned residential, prior approvals accepted smaller commercial.
Transport Policy 7
Parking standards in Appendix 7. 2 spaces per apartment provided (52 spaces + 7 garages total), unchanged from prior approval despite gym addition (residents-only).
Time limit
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.
Parking provision
Prior to the occupation of the apartments hereby approved, the associated parking spaces (2 per apartment) shall be provided and thereafter shall be available for use for parking at all times. Reason: to provide sufficient car parking for each unit.
Gym use restriction
Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2019, the resident's gym hereby approved shall only be used as a gym and shall only be available for use by residents of the apartments, and shall not be used for any external or commercial use. Reason: The application has been assessed on this basis only, in the interest of amenity, highway safety and parking availability.
Port St Mary Commissioners previously had no objections to a similar proposal under PA18/00637/GB; recent objection noted by applicant but no direct response document provided.
Key concern: commissioners have objected to our proposals
Port St Mary Commissioners
No ObjectionPA18/00637/GB Bayqueen Hotel, The Promenade, Port St Mary. ... No objections.
