31 May 2023 · Delegated - Principal Planner (Abigail Morgan)
21-22, West Quay, Ramsey, Isle Of Man, IM8 1dl
The site is a vacant parcel of land on the southern side of West Quay in Ramsey town centre, between the Farmers' Combine building and Collins Lane, with a 15m frontage to the quay. The proposal seeks to vary condition 1 of the previous approval in principle (PA21/00232/B, originally from PA18/01234/B) for a four-store…
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The main issue was whether material changes in planning terms had occurred since the last approval, such as policy changes, land use designation alterations, new legislation, or site circumstances tha…
General Policy 2
Requires development to respect site and surroundings in siting, layout, scale, form, design; not adversely affect character of landscape/townscape, amenity of residents, or locality; provide satisfactory access, parking, and services without unacceptable road safety effects. Officer assessed the variation as compliant since no material changes had occurred and prior approval confirmed the principle acceptable in design terms and neighbour impact, with detailed matters reserved.
Strategic Policy 1
Development should optimise use of previously developed land and be located to utilise existing infrastructure. Site's town centre location and history of residential approvals on previously developed land satisfy this, supporting re-use.
Strategic Policy 2 - Priority for new development to identified towns and villages
New development primarily in existing towns/villages. Ramsey town centre site aligns with this focus.
Housing Policy 4
New housing primarily in towns/villages. Site in Ramsey town centre complies.
Transport Policy 4
Highways to accommodate development traffic safely. Highway Services confirmed no significant negative impact.
Policy R/TCi./P6 West Quay
Allocates West Quay for mixed use with presumption for rehabilitation/conversion over demolition. Site designated Town Centre/mixed use; residential principle accepted despite vacant status.
Time limit for commencement
The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters. Reason: To comply with article 26 of the Town and Country Planning (Development Procedure) Order 2019
Reserved matters application time limit
Application for approval of the reserved matters shall be made to the Department before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved. Reason: To avoid the accumulation of unimplemented planning approvals.
Approval of reserved matters
Approval of the details of siting, design, external appearance of the building[s], internal layout, means of access, biodiversity, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced. Reason: To comply with the Town and Country Planning (Development Procedure) Order 2019.
Flood Risk Assessment
Any Reserved Matters application shall include a full Flood Risk Assessment. Reason: To demonstrate the development does not result in any adverse impacts of off or on site flooding.
No significant negative impact upon highway safety, network functionality and/or parking, if appropriate, on repeat of previous applicable conditions
No objection subject to freeboard of at least 600mm over Do2 and flood resilient materials
No objections, supportive of re-development of unoccupied urban site, request consideration of wildlife enhancements like swift nest bricks
No objections from a fisheries perspective
DEFA Biodiversity, Highways, DOI Flood Risk Management, and DEFA Fisheries raised no objections (some conditional), while Ramsey Town Commissioners objected to further extension of time.
Key concern: third time extension request for eyesore site empty since 1989
DEFA Biodiversity
Conditional No ObjectionThe Ecosystem Policy Team have no objections to this application, and we are supportive of the re-development of this unoccupied urban site.; we would request that the applicant gives consideration to the incorporation of enhancements for wildlife on site, in the form of swift nest bricks in the new building.
Conditions requested: consideration to the incorporation of enhancements for wildlife on site, in the form of swift nest bricks in the new building
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking and, if appropriate, on repeat of previous applicable conditions
Conditions requested: repeat of previous applicable conditions
Ramsey Town Commissioners
ObjectionRamsey Town Commissioners resolved to object to this proposal.; The Board wish to see the site developed and request that a full detailed application be submitted with no further extensions and construction started as soon as possible.
Department of Infrastructure (DOI) Flood Risk Management Division
Conditional No ObjectionDNOC; FRM would like to reiterate that a freeboard of at least 600mm over Do2 and that flood resilient materials are used in this development.
Conditions requested: a freeboard of at least 600mm over Do2; flood resilient materials are used in this development
DEFA Fisheries
No ObjectionDEFA, fisheries have no objections to this development from a fisheries perspective.
