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APPLICATION DETAILS Kittiwake House Promenade PORT ERIN IM9 6LE DESIGN INTRODUCTION
DESCRIPTION • BACKGROUND + NEED
ACCESS VEHICULAR + TRANSPORT LINKS The existing arrangements are retained as, due to the nature of the location of this property, it is not possible to provide on site vehicular car parking. Parking is available to the front of the property in an unrestricted parking zone and there is also a nearby public car park. The property is located close to the village centre and has good access to public transport, with a bus stop located nearby with routes connecting to Port Saint Mary, Castletown, the Airport and Douglas Secured and sheltered spaces for bicycles are provided in the rear external store, by arrangement, and accessible via a rear access route. This makes best use of the available space. INCLUSIVE ACCESS The property does not currently offer step-free access. SUSTAINABILITY The use of an existing building reduces embodied carbon and supports the Isle of Man Strategic Plan sustainability objectives
Kittiwake was purchased by the applicants in 2017 as existing tourist accommodation, previously being owned by Manx 2 as housing for pilots. Previous to ownership by Manx 2 the property was tourist accommodation.
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During the off-peak season, from October until April, the business struggles, with the summer income subsidising the winter months. Overall, the financial position having deteriorated with the covid epidemic, has not recovered.
Situated in Port Erin just outside the proposed conservation area, Kittiwake House, a Victorian former boarding house is a mid terraced three storey property with a fourth storey within the attic roof space situated on the Promenade.
This application therefore seeks to address issues with underutilisation due to declining demand for the tourism accommodation.
Currently six self- contained tourist apartments plus a ground floor permanent residential apartment, this planning application seeks approval for additional use for three permanent residential apartments and three tourist apartments, the ground floor apartment remaining as permanent residential.
DESCRIPTION • NATURE OF PROPOSAL The existing internal layout, which is to remain, has one residential apartment on the ground floor for a building manager, with the remaining six self contained apartments for tourism use arranged as two per floor over the three floors above. Each floor has an apartment at the front of the property plus an apartment within the rear outshot. It is proposed that the three rear apartments on the first, second and third floors have additional use for permanent residential. The proposal is for no external alterations, the scale, massing and materials of the existing building being consistent with the surrounding character of the area. AMENITY Located on the Promenade of Port Erin Kittiwake is within walking distance of open green areas and the beach. The front facing apartments have panoramic views of Port Erin Bay and the sea. The rear apartments have views of the rear yard, rear lane and at third floor level distant oblique views of the hills. Clothes washing and drying is provided by space, plumbing and power for a washing machine and tumble drier with refuse storage provided in the rear yard. Apartment one has a washing line in the rear yard. Recyling of waste will take place via small recycling boxes. FIRE The existing fire precautions incorporate an L1 automated fire alarm system with break glasses on each floor; hard wired heat and smoke detectors with sirens in each apartment; FD30S fire doors with closers; fire blankets and "in case of emergency' signage in kitchens; tell tale LED indicators outside each apartment; manual call points on each storey and emergency lighting in circulation areas; fluorescent fire exit signage; and fire extinguishers on each floor There are no inner rooms. Fire precautions regularly inspected by Unique Fire (last inspection September 2025)
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USE Previously designated in the Port Erin Local Plan (1990) as "Tourism/ Recreational" the site is now designated, under The Town and County Planning (Area Plan for the South) Order 2013, as "Predominately Residential" (Map 7 - Port Erin/ Port Saint Mary)
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The building will retain its use as six tourist apartments with one residential apartment with additional use for permanent residential for three of the apartments at the rear (apartments numbered 1, 3 and 5)
Kittiwake is located within walking distance of services and public transport.
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Additional use for residential strengthens the local community through permanent occupancy which will support local services and infrastructure.
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AMOUNT/AREA No alterations or extensions are proposed DESCRIPTION • CONTEXT Located on the Promenade with panaromic views of Port Erin Bay, a designated Manx Marine Nature Reserve, Kittiwake House occupies a fairly elevated position within the main settlement boundary of Port Erin. Surrounded by established residential use, the building occupies most of the site with a front garden and seating area between the front of the building and the Promenade, beyond which is a steep slope down to the beach. A rear yard is accessed by a lane off of Bay View Road. DESCRIPTION • EXISTING FORM + MATERIALS The front elevation of Kittiwake is dominated by a double width bay window to the first two storeys with a slate hipped roof. Above this a smaller projection containing coupled windows terminates in a dormer window with a pitched roof at attic level. A more modern flat roof dormer sits alongside this. The property is built of random rubble stone finished in a painted render with raised rendered detailing to accentuate windows and the main entrance. The roof is slate and pitched front to back, a lower rear outshot is pitched at ninety degrees to the main roof.
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01 Front east elevation
17/11/2025 ISSUE
03_Planning
Ballakeighan Investments Limited
359_Kittiwake House Port Erin
Number Scale
N/A
Planning Statement
Do not scale from this drawing • All dimensions must be checked on site prior to commencing works. Any discrepancy found between information given on this drawing and that given elsewhere or recorded on site shall be notified immediately to the project architect in writing.
20 Athol Street Douglas ISLE OF MAN IM1 1JA
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horncastle:thomas
a r c h i t e c t s + d e s i g n e r s
01624 663 383
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