10 September 2025 · Delegated
1st Floor Flat, Old Surgery, Lewthwaites Way, Port St Mary, Isle Of Man, IM9 5ab
This application sought permission to merge two apartments at The Old Surgery, Lewthwaites Way, Port St Mary into a single dwelling, along with alterations to the ground floor external windows. The building is a detached two-storey art deco property finished in natural dash render with a slate roof and uPVC windows, situated at the junction of Lewthwaites Way and Bayview Road in a mixed-use area including retail, restaurants, and a school. The key planning issues considered were the principle of the development, the effect on the character and appearance of the area, and transport and highway safety. The site benefits from a private drive accommodating three vehicles and large rear gardens. The application was permitted by delegated decision on 10 September 2025, subject to two conditions. The officer recommended approval and the final decision matched that recommendation.
The application was permitted by delegated decision on 10 September 2025. The officer assessed the principle of development, the impact on the character and appearance of the area, and transport and highway safety, and found the proposal acceptable. The approval is subject to two conditions and cannot be implemented until it becomes final.
Area Plan for the South
Residential uses will not normally be accepted, subject to the circumstances and merits of such a use.
General Policy 2
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
Housing Policy 4
Housing Policy 4: New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions (1) of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances: (a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10; (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14. 8.5.6 The anticipated increase in the total number of dwellings on the Island over the Plan period is approximately 14%. By administering the programme of Area Plan preparation, the Department will ensure that there is sufficient land zoned for residential development to meet the overall housing requirement figure required by Housing Policy 1. The Department has resolved to prepare under the provisions of the Town and Country Planning Act 1999 four Area Plans which will concentrate upon larger areas of the Island. These will focus on the North, West, East and South of the Island and correspond with those areas discussed at paragraph 5.9 of the Spatial Strategy Chapter. 8.6 Affordable Housing 8.6.1 The Department is concerned about the increasing difficulties of securing the provision of affordable housing across the Island. The Department can, and does as a Housing Authority, intervene financially to provide financial support to local Authorities; financial support to prospective owner occupiers (through the House Purchase Assistance Scheme 2002) and by direct provision of new houses to rent. The provision of affordable housin g is a material consideration in the preparation of the development plan. In the current situation the Department considers that, to secure an adequate provision of affordable housing, it is appropriate to require that any area of land identified for hous ing purposes should include a contribution towards the provision of affordable housing. 8.6.2 There are currently around 1,584 (as at 31 st March 2007) households on the General Housing Waiting List. In addition, there are some 690 (as at 31 st March 2007) households registered with the Department under the House Purchase Assistance Scheme (HPAS). This indicates a total current need of some 2,274 households for affordable housing. (1) Sustainable Urban Extensions are defined in Appendix 1 8.6.3 In the current circumstances the Department considers that approximately 25 % of new housing provision should take the form of affordable housing. In assessing the appropriate percentage in each instance, the Department will have regard to the fact that the figure is a target over the Plan Period as a whole; to evidence of local housing need; to the nature of the land and viability of the scheme; and to the nature of existing adjacent housing. The 25% provision will be monitored and reviewed as part of any review of the Strategic Plan.
Transport Policy 7
will therefore comply with General Policy 2 and Transport Policy 7 of the Strategic Plan
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
Appendix 7
indicates the need of 2 parking spaces for any new residential unit
A.7.6 Parking Standards Type of Development Car Parking Standard Typical Residential 2 spaces per unit, at least one of which is retained within the curtilage and behind the front of the dwelling. Residential Terraces 2 spaces per unit, if not within curtilage then located as close to units as possible without compromising residential amenity. Parking spaces should not be provided in front of the dwellings where this would result in a poor outlook for residents and would detract from the amenity of the area. Apartments 1 space for 1 bedroom; 2 spaces for 2 or more bedrooms Sheltered Housing 1 space per 3 units. Town centre and brownfield residential development Typical residential standard may be relaxed in accordance with paragraph A.7.1 above. Nursing, rest, and care homes 1 space per 3 residents in addition to spaces for staff and deliveries. Offices 1 space for every 50 square metres of nett floor space. Out of town offices 1 space for every 15 square metres of nett floor space. Town centre shops Space for service vehicle use. Neighbourhood shops Spaces for staff, customers, and service vehicles will be required. Light industrial, research and development 1 space per 30 square metres nett floor space. General industrial 1 space per 50 square metres gross floor space. Storage and distribution 1 space per 100 square metres gross floor space. Medical / health services 3 spaces per consulting room plus staff parking. Hotels, motels, guest houses 1 space per guest bedroom. In rural and suburban l ocations. In urban locations standards may be relaxed as (d) below Assembly and leisure (includes cinemas, meeting halls, swimming baths, leisure centres, and the conference and leisure facilities of hotels) 1 space per 15 square metres gross floor space. These standards may be relaxed where development: (a) would secure the re -use of a Registered Building or a building of architectural or historic interest; or (b) would result in the preservation of a sensitive streetscape; or (c) is otherwise of benefit to the character of a Conservation Area. (d) is within a reasonable distance of an existing or proposed bus route and it can be demonstrated a reduced level of parking will not result in unacceptable on street parking in the locality. APPENDIX 8 EXISTING, APPROVED AND NEW DWELLINGS BY LOCAL AUTHORITY AREA Local Authority Area Number of private households 2011* % of Island Total New dwellings approved 2001 - 2011 (valid approvals) % of Island total New dwellings started or completed 2001 - 2011 % of Island total North Ramsey 3,530 9.9 657 12.7 568 12.7 Andreas 595 1.7 105 2 102 2.3 Jurby 264 0.7 26 0.5 24 0.5 Ballaugh 438 1.2 21 0.4 15 0.3 Bride 168 0.5 12 0.2 10 0.2 Lezayre 510 1.5 62 1.2 51 1.1 Maughold 403 1.1 17 0.3 13 0.3 Total 5,908 16.6 900 17.3 783 17.4 East Douglas 11,702 32.9 1724 33.4 1407 31.5 Onchan 3,993 11.2 230 4.5 222 5 Braddan 1,350 3.8 260 5 256 5.7 Laxey 716 2 46 0.9 18 0.4 Lonan 621 1.7 95 1.8 88 2 Marown 885 2.5 96 1.9 84 1.9 Santon 283 0.8 10 0.2 10 0.2 Total 19,550 54.9 2461 47.7 2085 46.7 West Peel 2,168 6.1 763 14.8 719 16.1 Michael 682 1.9 75 1.5 74 1.6 German 433 1.2 17 0.3 12 0.3 Patrick 604 1.7 91 1.8 89 2 Total 3,887 10.9 946 18.4 894 20 South Castletown 1,353 3.8 298 5.8 294 6.6 Port Erin 1,631 4.6 198 3.8 173 3.9 Port St. Mary 860 2.4 146 2.8 79 1.8 Rushen 675 1.9 46 0.9 44 1 Arbory 758 2.1 86 1.7 49 1.1 Malew 977 2.8 81 1.6 68 1.5 Total 6,254 17.6 855 16.6 707 15.9 Total 35,599 100 5162 100 4469 100 *Source: Isle of Man Census 2011 APPENDIX 9(1) ISLE OF MAN EMPLOYMENT LAND AVAILABILITY 2007 SUMMARY Available Land (ha) South Port Erin 0.24 Malew 49.18 Sub Total - South 49.42 East Douglas 5.22 Braddan (2) 28.07 Onchan 3.65 Sub Total - East 36.94 North Ramsey 10.40 Lezayre 0.47 Jurby 8.25 Sub Total - North 19.12 West Patrick / Peel 10.4 Sub Total - West 10.4 TOTAL 115.88 (1) Source: Employment Land Availability Study DLGE 2007 (2) This figure includes 20 ha proposed by the DLGE at Cooil Road
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
The materials to be used in the external alterations to the building shall match the existing finishes and shall remain as such unless otherwise agreed in writing by the Department. Reason: In the interest of the character and appearance of the building and surrounding area.
