2 November 2018 · Head of Development Management (Stephen Butler)
58, Waterloo Road, Ramsey, Isle Of Man, IM8 1eg
The site is a three-storey mid-terraced dwelling in an area of predominantly residential use in Ramsey, not within a Conservation Area. The proposal involves demolishing the existing rear two-storey outrigger and rebuilding it in identical form to match the current structure.
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The officer assessed the principal issues of visual amenities of the street scene and residential amenities of neighbours.
General Policy 2
GP2 permits development in accordance with land-use zoning and other policies if it respects site surroundings in siting, scale, form, design; does not adversely affect townscape character, residential amenity, or road safety; and provides satisfactory standards. The officer found the like-for-like rebuild complies as it matches existing scale/form, is unnoticeable from street, has no greater amenity impact than current structure, and is modest even if assessed as new.
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.
no objection
no objection but seeks rear lane not blocked
no objection but seeks rear lane not blocked by builders
Manx Utilities raised flood risk concerns due to the site's location in the tidal flood zone and recommended raising floor levels and flood resilient measures; Ramsey Town Commissioners have no objection.
Key concern: property lies within the tidal flood zone as per the 1 in 200 year return period plus climate change flood map
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 600mm of freeboard for domestic properties such as this.; The current extreme tidal level for Ramsey is 5.64mAD02. Therefore, it is recommended that finished floor levels for this property should be above 6.24mAD02 (5.64m + 600mm).
Conditions requested: finished floor levels for this property should be above 6.24mAD02 (5.64m + 600mm); consider introducing flood resilient measures to the property including ensuring that all electric points are located high up, tiling of floor coverings, cement sand render, adding salt additives to lime plaster, adding waterproof grout, installing non-return valves on any foul or surface water drains
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners considered the above application at their meeting on Wednesday 17th October, 2018 and have no objection to the proposal.
