2 October 2023 · Delegated - Principal Planner (Chris Balmer)
Flat 2, Tower House, Tower Road, Ramsey, Isle Of Man, IM8 2ea
The proposal involves renovating existing apartments at Tower House by adding four double pitched dormers to the north elevation (replacing three existing flat-roofed dormers), installing a new timber door to the north elevation, double timber doors to the south elevation, blocking up a ground floor west elevation wind…
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The officer assessed the proposal against key issues of character/appearance, neighbour amenity, highway safety, and flood risk.
General Policy 2
Requires development to respect building character, use appropriate scale/design/materials, and safeguard amenity. Officer assessed dormers/windows/doors as acceptable upkeep matching streetscene of pitched dormers, not harming traditional appearance unlike prior flat-roof refusal.
Transport Policy 7
Seeks to ensure highway safety and parking/cycle standards per Appendix 7. Proposal accepted with cycle storage for 6 bikes in lieu of car parking, near public transport, no unit increase; Highways no objection subject to conditions.
Strategic Policy 3 - To respect the character of our towns and villages
Requires development to take account of streetscene character. Pitched dormers found to positively relate to prevailing pitched dormers in streetscene.
Environment Policy 42
Protects visual quality and historic/traditional streetscene appearance. Proposal avoids adverse impact unlike previous refusal by using pitched design.
Environment Policy 10
Requires flood risk assessment where flooding potential; sites must not create unacceptable flood risk. No new accommodation; flood-resistant door improves existing situation in high tidal flood risk zone.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. 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.
Cycle parking details
Prior to commencement details of how the bikes are to be stored within the proposed cycle parking to show six bikes must be submitted to and approved in writing by the Department. This approved bike storage must be provided prior to the occupation of any unit and retained and remain accessible during the life of the apartments. Reason: the proposal has been accepted on the basis of alternative travel provisions.
no opposition subject to conditions: layout to accord with Drawing P01, details for approval of cycle parking facility
no objections
Highways Development Control raised no opposition subject to conditions on layout and cycle parking; Flood Risk Management deferred pending a full Flood Risk Assessment due to the site being in a flood zone; Ramsey Town Commissioners had no objection.
Key concern: property is within a flood zone
Department of Infrastructure Highways Development Control
Conditional No ObjectionThe proposal is acceptable in highway terms.; The proposed provision of six bicycle parking spaces at one space per bedroom is acceptable in keeping with the IOM Strategic Plan car parking standards; Recommendation: DNOC
Conditions requested: Layout to accord with Drawing PO1.; Details for approval of the cycle parking facility.
Department of Infrastructure Flood Risk Management Division
ObjectionOppose/Defer; FRM will need to receive a Flood Risk Assessment before further comment can be made
Conditions requested: No sleeping accommodation on the ground floor; flood resilient materials should be used; All services should be above flood levels; FRA required
Department of Infrastructure Flood Risk Management Division
No CommentDEFER; Flood Risk Management’s input has been deferred pending further information
Conditions requested: full FRA to include threshold levels to Douglas o2 and details of the flood mitigations
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to this proposal.
