4 March 2025 · Delegated
Erin Newsagents, 11, Station Road, Port Erin, Isle Of Man, IM9 6ae
The proposal is to form a terrace on the existing flat roof at the rear of 11 Station Road, Port Erin, a three-storey terraced property within a mixed-use area of the town. The property is already subject to an earlier permission (24/00729/B) for conversion of upper floors to residential use, which included a rear metal staircase and landing. The Residential Design Guide notes that roof terraces on terraced properties are generally unlikely to be acceptable, but the officer assessed the specific site context carefully. Existing flat roof terraces and galvanised framework staircases are already present on neighbouring properties, making such features a characteristic of the rear of this part of the street. The application was approved under delegated powers.
The terrace was judged acceptable because it would not harm neighbouring amenity and the design is consistent with the character of the rear streetscene, where similar structures already exist on adjoining properties. The development complies with Environmental Policy 35 (conservation area preservation and enhancement) and General Policy 2 of the Strategic Plan 2016.
Preserve or enhancement for Conservation Areas
The proposed development has been designed to comply with Environmental Policy 35
General Development Considerations
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
Priority for new development to identified towns and villages
the general principle of development is considered acceptable as it is in accordance with the land use designation and further supported through Strategic Policy 2
Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3. (1) Open Space is defined in Appendix 1. (2) Sustainable Urban Extensions are defined in Appendix 1 4.3.2 Appendix 3 to the Plan identifies the towns and villages, and also explains why the Department has rejected the idea of a new settlement, which was mooted in the Consultation Draft published in May 2000. 4.3.3 Each of our towns and villages has an ind ividual character arising not only from its geographical position and existing fabric, but also from its historical, cultural, and social background. This character should be protected and enhanced. Accordingly:
Port Erin is a named service centre
further supported through Strategic Policy 2 and Spatial Policy 2
Design and visual impact
comply with those sections of Environmental Policy 35, 42, Strategic Policy 5 and General Policy 2(b) & (c)
Strategic Policy 5: New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies. 4.4 Economy 4.4.1 The Spatial Strategy identifies the Major Employment Areas around the Island. While the majority of business and employment is focused around the Douglas Metropolitan Area, there are other major employment areas at Castletown, the Airport/Freeport, Peel, Ramsey and Jurby. The Department considers the distribution of employment areas provides a spread of employment opportunities around the Island. While recognising the opportunities for small scale local employment within existing centres it is considered new employment should, in the main, be concentrated within existing settlements or those major employment areas referred to in the Island Spatial Strategy and illustrated on the Key Diagram. Existing Local and new Area Plans will provide detailed boundar ies for these areas. From time to time Government may judge it appropriate to offer financial incentives to encourage economic activity or investment in particular parts of the Island.
Designed to respect the character and identity of the locality
comply with those sections of Environmental Policy 35, 42, Strategic Policy 5 and General Policy 2(b) & (c)
pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Conversion of upper floors from commercial to residential involving creation of additional access, alteration to shop front and formation of rear terrace areas with associated staircase.
former approval where at the rear the metal staircase & landing that runs across the length of the rear outrigger and also the flat roof above the store was approved
Installation of replacement windows to front and rear elevations.
Minor Change to 24/00729/B, alteration of approved replacement shopfront door, alteration of existing windows and doors on rear of dwelling.
