16 June 2020 · Delegated - Principal Planner Sarah Corlett
Bali Hai, May Hill, Ramsey, Isle Of Man, IM8 2hg
The proposal involved subdividing the existing traditional four-storey property into two apartments: Apartment 1 on lower ground and ground floors (including kitchen, utility, bathroom, living room, bedroom, and master suite), and Apartment 2 on first and second floors (kitchen, living/dining, three bedrooms).
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The officer concluded that while the principle of converting the dwelling into two apartments was acceptable, including parking provision and minimal neighbour impact, the proposal failed due to the d…
General Policy 2
Requires development to respect site and surroundings in siting, layout, scale, form, design; not adversely affect character of townscape or amenity. Officer assessed extensions as failing (b) & (c) due to flat roofs clashing with steeply pitched traditional character, appearing disjointed and dominating despite scale, publicly viewable from May Hill.
Housing Policy 17
Permits conversions to apartments if adequate space for amenities/parking, pleasant clear outlook from principal rooms. Apartment 1 kitchen (principal room) failed (b) as window obscured by dressing room extension and doorway insufficient for clear outlook.
Transport Policy 1
Requires new development close to public transport. Site on main road into Ramsey near bus stops and town centre, with adequate parking/turning deemed acceptable.
Residential Design Guide 2021
Extensions should subordinate to house, match roof pitch/shape (pitched preferred over flat, especially public view), integrate design features. Flat roofs 'inappropriate', extensions not sympathetic to traditional style with mouldings/chimneystacks, not well-judged modern design.
no objection
the application is acceptable subject to conditions on new access, parking/turning, bicycle parking, and electric vehicle charging points
plans will enhance and modernise the property, improve quality of living, and improve the area as it's visible on the TT course and main work route
proposed alterations a vast improvement from dated conservatories, no terracing effect, better visual appearance on main route into Ramsey
Highways accepted the proposal subject to detailed conditions on access, parking, bicycle storage, and EV charging; Ramsey Town Commissioners had no objection; public representations supported the visual improvements.
Department of Infrastructure Highways
Conditional No ObjectionThe proposal is acceptable in highway terms.; Accordingly, highway services do not oppose this proposal subject to the following conditions and advisory:; Recommendation: DNOC
Conditions requested: Prior to the commencement of the use hereby permitted, a vehicular access shall be provided and thereafter retained in at the position shown on the approved plan and constructed in accordance with the highway specification. Arrangement shall be made for surface water drainage to be intercepted and disposed of separately so that it does not discharge from or onto the highway carriageway.; Prior to the first occupation of the development hereby permitted, the proposed on-site car parking and turning shall be laid out in accordance with the approved plan. The vehicle parking areas must be properly consolidated and hard surfaced and drained into the site and subsequently maintained in good working order at all times thereafter for the lifetime of the development.; No works shall commence on site until a scheme for the parking of bicycles has been submitted to and approved in writing by the Planning Authority. The scheme shall be fully implemented before the development is brought into use, and thereafter retained for this purpose for the lifetime of the development.; Prior to the commencement of construction works, details of EVCP’s shall be submitted to and approved in writing by the Planning Authority. The works shall be installed in accordance with the approved details prior to the development being first brought into use and thereafter retained in accordance with the approved details.
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to this proposal
The original application to convert a four-storey Victorian house in Ramsey's residential area into two self-contained apartments, with refurbishment of conservatories to orangery-style flat-roofed structures, a new rear extension, and vehicular access, was refused for two reasons: inappropriate flat-roofed design contrary to GP2 and Residential Design Guidance, and inadequate outlook from the semi-basement kitchen contrary to HP17. The appellant argued the design respects building history, flat roofs match precedents and surroundings, pitched roofs would be unsympathetic, and the kitchen has adequate light/outlook. The council defended the refusal emphasizing incompatibility with the steeply pitched roof character and kitchen as principal room lacking outlook. The inspector found the alterations subordinate and acceptable given guidance flexibility, precedents, and policy support for conversions; kitchen lighting/outlook adequate via glazed door to light-well. Recommended approval subject to conditions.
Precedent Value
Demonstrates design guides are not rigid policy; inspectors prioritise context, history, and policy intent for conversions in residential areas. Applicants should provide robust visual/historical evidence and challenge undefined terms.
Inspector: Michael Hurley BA Dip TP
