27 August 2025 · Delegated
The Old Mortuary, Farrants Way, Castletown, Isle Of Man, IM9 1nr
This application sought permission to remove a small existing timber-clad store at The Old Mortuary, Farrants Way, Castletown, and replace it with a new external walk-in cold room. The site is a single-storey building accessed via a narrow passage off Farrants Way, with the proposed cold room located to the south-west elevation alongside a fenced bin storage area. The officer's assessment focused on the visual appearance of the new structure, its impact on the character and street scene, and the Conservation area setting. Site observations noted that the structure would be set back around 20 metres from the highway and would not be readily visible when passing the site entrance. The application was approved under delegated powers on 27 August 2025, subject to two conditions, with the officer's recommendation to approve matching the final decision.
The application was approved by delegated decision on 27 August 2025. The officer considered the visual appearance of the new cold room, its impact on the character and street scene, and the setting within a Conservation area. The structure replaces an existing small timber-clad store and, given its set-back position from the highway, was found to be acceptable.
General Development Considerations
the proposal would be in accordance with GP2b,c
General Policy 2: 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Preserve or enhancement for Conservation Areas
would have a neutral impact upon the conservation area helping to preserve the overall appearance of the street scene in accordance with EP35
Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
Protection from Statutory Nuisance (Noise)
would comply with EP22
fletcher Road Brief 300 DH001g Westmoreland Road 39 DH004g South Quay 30 DH011g Ballanard Woods Brief 40 DH016g Anna Cur House 10 DH019g South Quay 86 DH021g South Quay 7 DH022g Circular Road 63 DH025g Fairfield 9 DH037g Lower Dukes Lane 6 DH039g Park Road 27 DH042g Albany Road 8 DH046g Victoria Road Prison Brief 44 DM002g Lake Road 41 DM003g Loch Promenade 17 DM004g Lord Street DM007g Formerly Masterplan TF1 & TF2 10 DM008g Formerly Masterplan TF3 & TF6 33 DM012g Summerland 7 DM013g Little Switzerland 22 DM014g Milestone 6 OH016g Follies Cabaret 15 BH034g Mannin Infirmary Site 23 Total of Allocated Sites 964 E Recommended Strategic Reserve Sites BH015s/BH019s Woodstock & Fairway/Hilltop Nursery BH031s (part) Camlork (Field No 521518) Brief 50 DH002s/DH057s/DM001s (DH003 & DH010) Johnny Watterson's Lane Brief 600 OH011s Ballachrink, Onchan Brief 140 GH013s Baldrine Road, Baldrine 10 DH008s Ellenbrook 60 Total of Strategic Reserve Sites 875 Grand Total 2,440 39 'g' represents a general allocated site 's' represents a strategic reserve The Residential Proposal Sites The Proposals Map (Map 3) and Inset Maps identify specific numbered sites for development. It is good practice for Proposal Sites to be accompanied by D evelopment Briefs where appropriate. Briefs provide guidance to applicants and help in the development management process when applications are consider ed, thus allowing for a more straightforward and quicker application process overall . They can contribute to the success of the final development scheme on the ground. Some numbered sites do not have associated Development Briefs. Development on such sites shall be in accordance with Residential Proposal 2 (see Table 19 below). The Residential Proposal Sites (with Development Briefs) listed below are listed in the order of the settlement hierarchy starting with Douglas. Sites are set out under the name of the closest settlement rather than by Local Authority area. The Proposal Sites which are General Allocations as opposed to Strategic Reserves, have been identified in th is final Plan by 'g' placed at the end of the original number. All of the sites identified by a 'g' number shall be taken to be within the settlement boundary and this is depicted on the Maps . Strategic Reserves all have the letter 's' placed at the end of their original site number. Until released, they remain outside of the settlement boundary for the purposes of this plan. Residential Proposal 1 Development of the proposed (allocated) sites shall be undertaken in accordance with the proposed use marked on the Maps, any final Development Briefs as well as any baseline requirements set out in the Plan (see Residential Proposal 2). The Sites Site DBH002g and BH030g are allocated in the Plan for Predominantly Residential use Site Number Site Name Site Size See Maps DBH002g and BH030g Land south of Ballafletcher Road, and east of Braddan Road Upper part 2.32 ha, Lower part 30.23 ha 3, 4 and 8 Inquiry Report comment (para. 266 ) A development brief for these sites should recognise the potential for Site DBH002g to be developed in isolation. Development Brief 1. The site shall be allocated for predominantly residential use. 2. Together, these two sites form an area contained by Ballafletcher Road; Braddan Cemetery and Braddan Road; a registered tree belt north of Douglas Rugby Club; and the Tromode Woods housing estate. The sites are close to existing services and public transport links. Although this land is mostly well contained, development would have some visual impact and should be sensitively designed to minimise this. Development should also minimise any impact on registered trees, and mitigate any tree loss by replacement tree planting. 3. Although it is acknowledged that the sites are in separate ownership, they should be the subject of a comprehensive Masterplan, which will include a phasing strategy. The two sites may be developed at different times, but the development of one should not prejudice the subsequent development of the other. The Masterplan should provide for the possibility of an eventual vehicular access between Ball afletcher Road and Br addan Road, through the proposed development; and should provide for pedestrian and cycle routes, so as to promote active travel. 4. There are various access points that could be used. However, until a detailed assessment has been und ertaken these options cannot be fully appraised and compared. The detailed assessment should also consider whether bus access can be delivered through the
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
Unless otherwise approved in writing by the Department, the external walk in cold store structure must be removed from the land on which it is situated, within 6 months of it no longer being required for its intended purposes in conjunction with the Old Mortuary, and such land must be restored to its condition before the development took place, so far as is practicable.
Addition of seven polycarbonate panels between poles of existing enclosure (retrospective)
Variation of condition 2 of application 17/00319/B for the conversion of building into restaurant and takeaway, to permit extended opening hours from 10.30pm on New Year's Eve until 1am on New Year's Day
Erection of demountable tent structure and enclosing wall
Variation of condition two of PA 17/00319/B, to extend the permitted opening hours to 7am-Midnight daily
Alterations to facilitate the conversion of building into restaurant and takeaway with outdoor seating area
