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Application No.: 25/91015/B Applicant: Mrs Dawn Collins Proposal: Erection of ground floor extension to east elevation and first floor extension to west elevation, creation of second floor roof top patio to east elevation, with alterations to doors and fenestration (forming amendment to 24/00745/B) Site Address: Ship Inn Hope Street Castletown Isle Of Man IM9 1AS Senior Registered Buildings Officer: Tom Sinden Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.03.2026 Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
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.
Reason: To ensure that the proposals do not result in an unacceptable risk to human health or property as a result of flooding.
The proposals are judged to pass the tests of Section 18 as the character and appearance of the Conservation Area would be preserved. The application is also judged to comply with
Environment Policy 35 and General Policy 2 as the proposals would preserve the conservation area, respect the site and not affect adversely the character of the surrounding townscape. The application is also judged to comply with Environment Policies 10 and 13 as the proposals would not pose an unacceptable risk to human health or property as a result of flooding. The application is therefore deemed to be acceptable.
This decision relates to drawings 1, 02, 03, 04, 05revJ, 06revG, 07revG and 08revB, together with the Flood Risk statement and the other supporting information received on 27th October 2025. Right to Appeal
Right to Appeal: It is recommended that the following organisations should NOT be given the Right to Appeal: D.O.I Highways - No objection Castletown Commissioners - No objection Manx Wildlife Trust - Do not set out property that they own/occupy which would be impacted by the proposal.
1.1 The site is the L shaped curtilage of the Ship Inn which sits between Hope Street and Mill Road, looking towards the harbour in Castletown. The building has two distinctly different elevations to the two highways: the elevation to Hope Street is a three storey, traditional frontage which, whilst currently in a poor state of repair, has original sliding sash windows in eight of its nine apertures (single upper and lower panes on the ground floor and Georgian six over six panes above with a single top opening casement in the second floor).
1.2 The elevation facing onto Mill Road, however, is very different. Whilst the rear of the threestorey element is similar to the front, there is a large two storey addition which was designed to mimic the front deck of a ship. At ground floor level there is a recessed area with an overhanging section at first floor level which contains a row of windows with a sign underneath. This frontage sits 10m from Mill Road.
2.1 The application seeks planning permission for amendments to 24/00745/B, comprising alterations to the northern single storey element (as approved) by raising the ridge level, extending the flat roof element and altering the form of the Hope Street elevation.
2.2 Approved application 24/00745/B, which included conversion of the public house to a dwelling, included the following accommodation:Ground floor - garage, utility and plant room; lounge kitchen, shower room and store; First floor - bedroom, kitchen, family room, shower room; Second floor - bedroom, kitchenette, en-suite and sitting room; Third floor - bedroom, dressing room, en-suite and sitting room.
2.3 In terms of the approved layout noted in 2.2 above, the amendments within this application propose a home office at ground floor level in place of the store, and an additional bedroom/lounge/hobbies room at first floor level accommodated behind a steeper pitched roof on the Hope Street elevation. The double garage door on the approved Hope Street elevation is proposed to be replaced by two six-over-six windows.
3.1 The site lies within an area designated on the Area Plan for the South adopted in 2013 as Residential. The site is also within the town's Conservation Area. The building is not Registered.
3.2 The application site is located within the Castletown Conservation Area. Development within a CA is required by EP35 and Planning Policy Statement 1/01 - Guide to the Conservation of the Historic Environment of the Isle of Man to preserve or enhance the character or appearance of the Area. The development should also comply with General Policy 2 as follows: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
3.3 Development which itself is at risk of flooding or which would increase the flood risk to other property is presumed against as in Environment Policies 10 and 13 and General Policy 2.
4.1 Section 68 of the Flood Risk Management Act (2013) indicates that any published Flood Risk Management Plan and the extent to which the proposed development creates an additional flood risk are material considerations.
4.2 Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act".
4.3 Given that the site is within a flood risk area and Castletown Conservation Area the above requirements apply and appropriate consideration will be given in section 6.
5.1 19/00498/B and 19/00499/CON - extension and conversion of the building to a single dwelling - REFUSED 19/01225/B and 19/01226/CON - Conversion and erection of extension to former public house to create a residential dwelling - PERMITTED 24/00745/B and 24/00746/CON - Extensions and alterations to create new dwelling PERMITTED
6.1 Castletown Commissioners - The planning application identified above was considered by the Board of Castletown Town Commissioners at their meeting held on Monday 19th January 2026. I can confirm that the Board have no objections to the application submitted for consideration.
6.2 DOI Highway Services - After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the development proposes off-street parking to the rear.
6.3 Manx Wildlife Trust - Manx Wildlife Trust request details of what birdstrike mitigation measures will be included in these proposals, noting that rooftop frameless plate glass balustrades pose a well-recognised and lethal risk to several Wildlife Act 1990 Schedule 1 specially protected species of bird which inhabit urban areas such as the proposed development site, including Swift (Apus apus) and House Sparrow (Passer domesticus). Both species are listed as Birds of Conservation Concern in the Isle of Man and Swift are a local Biodiversity Action Plan species.
Approval of any development which poses an identified risk to Schedule 1 birds, without suitable mitigation, is contrary to Environment Policy 4 of the Isle of Man Strategic Plan. Numerous no-cost or low-cost mitigation methods are readily available for developments such as this which would reduce or remove the risk of birdstrike.
6.4 DOI Flood Risk Management were consulted on 12.1.2026. At the time of writing this report (5.3.2026), no comments have been received, and it is therefore assumed that this body has no objections to the proposals.
7.1 The key considerations in the determination of the application are:
Castletown Conservation Area and the test with S18 of the Act Principle of development Flood risk
Statutory Test
7.2 This application is similar (and identical in some respects) to those approved under 24/00745/B, which concluded that whilst the alterations to the building will create a more contemporary appearance to the rear of the building, the main four storey traditional building will be rejuvenated. Furthermore, the proposed alteration within this application to install two heritage style windows on the ground floor Hope Street elevation in place of a garage door is judged to be more in keeping with the character of the conservation area. With the above matters in mind, it is considered that the proposals would pass the statutory test of preserving the special character of the conservation area.
Policy Tests Conservation Area
7.3 As within 7.2 above, The Ship Inn is not a registered building but is located within the Castletown Conservation Area. Consideration therefore needs to be given to the impact of the proposed alterations to the external appearance of the building, having regard to Environment Policy 35 and General Policy 2. The extent of the proposed external alterations are not significantly different to the previously approved development. The proposed alterations in terms of external appearance amount to a steeper pitched roof on the Hope Street elevation, an increased massing to the north (side) elevation and the two 6-over-6 windows in place of a garage door on the ground floor elevation fronting Hope Street. The scheme overall, together with the proposed amendments within this application, is considered to be one that
successfully balances the historic form and appearance of the building with a contemporary approach with the new elements overlooking the inner harbour. With the above in mind, it is considered that the proposals would preserve the character of the conservation area.
Principle of Development
7.4 The change of use of the building from Public House to a dwelling was considered and approved under 24/00745/B. This application proposes amendments to the form of the dwelling, rather than proposing any alteration to the approved use, and the principle of development is therefore considered to be acceptable. Flood Risk
7.5 The application site is located in an area identified as being at a high risk of flooding from tidal sources.
7.6 There was an original objection raised to the proposed development by the DOI Flood Risk Management team with 24/00745/B, due to the locating of sleeping accommodation at ground floor level and within the flood zone. The objection was removed following an amendment that removed ground floor sleeping accommodation, and the application was supported by a site-specific flood risk assessment which set out at Section 4.0 key measures that will address flood risk and minimise damage to property and individuals should a flood event occur. The Flood Risk Management team have made no comments on the current application.
7.7 As per 7.6 above, the initial concerns of the Flood Risk Management team within the previous approval in respect of ground floor sleeping accommodation were alleviated by an amended floor layout. As the alterations within this application do not include any proposal to provide ground floor level sleeping accommodation, it is judged that the proposed layout does not pose an unacceptable risk to human health or property. It is therefore considered are acceptable in flood risk terms. Other Matters
7.8 As per the comments from Highways Services, it is judged that the proposed alterations will not give rise to any unacceptable impacts upon highway safety, residential amenity in respect of the highway access and vehicle parking arrangements.
7.9 Manx Wildlife Trust have raised concerns in respect of the glazed balustrades and the potential for bird strikes. With this in mind, it is judged reasonable to attach a condition to any approval that requires details of mitigation measures against this matter to be approved by the Department prior to the installation of the balustrading.
8.1 The proposals are judged to pass the tests of Section 18 as the character and appearance of the Conservation Area would be preserved. The application is also judged to comply with Environment Policy 35 and General Policy 2 as the proposals would preserve the conservation area, respect the site and not affect adversely the character of the surrounding townscape. The application is also judged to comply with Environment Policies 10 and 13 as the proposals would not pose an unacceptable risk to human health or property as a result of flooding. It is therefore recommended that the application be approved.
9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal
(i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to:
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted Date: 10.03.2026 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner
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