24 October 2018 · Head of Development Management (Stephen Butler)
Warehouse/Stores, 31a, Parliament Street, Ramsey, Isle Of Man, IM8 1at
The site is a traditional Manx stone storage building at the rear of 31A Parliament Street, Ramsey, within the town's Conservation Area and Town Centre/Mixed Use zoning. The proposal involves demolishing approximately 4.2m of the northern gable end, rebuilding it, and installing 2.4m wide double doors on the north and …
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer assessed the impact on the character and appearance of the existing building and the surrounding Conservation Area/rear street scene as the fundamental issues.
General Policy 2
Requires development in accordance with Area Plans and other policies to respect site/surroundings in siting/layout/scale/design (b), not adversely affect townscape character (c), and not harm local residents' amenity or locality character (g). Officer assessed the minor screened alterations as compliant, causing no visual harm or adverse impacts.
Environment Policy 35
Permits only development in Conservation Areas that preserves or enhances character/appearance and protects special features. Officer found the rejuvenation via partial demolition and doors preserves the building's character without detriment, as confirmed by Conservation Officer, satisfying the policy despite the building's traditional stone construction.
Policy R/TC/P1 Retail Uses
Presumes retention of retail at ground floor in main shopping streets and limits office uses to 30% frontage. Noted as per Local Plan but not materially relevant as proposal is rear storage alterations with no change of use or frontage impact.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Bat survey
No development shall commence until a bat survey has been submitted to and approved in writing by the Department. The bat survey shall identify impacts on bat species together with mitigation, where appropriate, including a timetable for its implementation. The development shall not be carried out unless in accordance with the approved details. Reason: To provide adequate safeguards for the bats.
no objection
no objection but request the double doors open inward not outward into the existing parking area
Manx Utilities raises flood risk concerns and requests a Flood Risk Statement; Highways Division does not oppose subject to doors opening inwards; Ramsey Town Commissioners and DEFA Biodiversity have no objections, with the latter requesting a bat survey.
Key concern: property lies within a tidal flood zone
Manx Utilities
Conditional No ObjectionManx Utilities recommends that the alterations consider the possibility of raising floor levels above the 1 in 200 year plus climate change level, with an additional 300mm of freeboard for commercial properties; the finished floor level should be above 5.94mAD02 (5.64m + 300mm) as a minimum; Such measures could include ensuring that all electric points are located above the predicted floor levels, non-return valves are installed on any foul or surface water drains
Conditions requested: Flood Risk Statement to be submitted for approval confirming whether finished floor levels can be raised and detailing flood resilient measures
Department of Infrastructure Highways Division
Conditional No Objectionthe proposed double doors would open outwards onto the existing parking area and obstruct it and therefore it is requested that the new doors open inwards into the building; Highway Services does not oppose the application subject to a planning condition for the new doors to open inwards into the building
Conditions requested: new doors to open inwards into the building
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners considered the above application at their meeting on Wednesday 15th August, 2018 and have no objection to the proposal
DEFA Biodiversity
Conditional No Objectiondue to the age, location and structure of the building, that a bat survey to check for bat roosts is undertaken prior to partial demolition of the store building
Conditions requested: bat survey to check for bat roosts to be undertaken prior to partial demolition of the store building
