10 March 2011 · Council of Ministers
Queens Pier Entrance, Stanley Mount East, Ramsey, Isle Of Man, IM8 1np
The Queen's Pier, a 679m long Victorian structure opened in 1886 and closed to the public since 1991 due to deterioration, is a registered building (No. 154). The proposal is a 'de-minimis' stabilisation scheme approved by Tynwald, costing £1.8m, to replace missing/damaged bracing struts with steel, remove loose/rotten…
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The inspector noted the pier's severe deterioration posed public safety risks from falling elements due to rotting timber beams, necessitating removal of balusters, lamps, seats etc.
Environment Policy 30
General presumption against demolition of registered buildings; considers condition, repair costs vs importance, retention efforts, site alternatives. Assessed as pier's deterioration demands stabilisation to avoid total loss; no demolition proposed, only protective removals; Tynwald funding shows commitment.
Environment Policy 32
No detrimental alterations/extensions to registered building character. Alterations (bracing replacement, removals) necessary for stability; impacts temporary/regrettable but protective for future restoration; steel replacements invisible when painted.
Time limit
The development ('works' in the case of the Registered Building Application) shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the Stabilisation and Protection scheme to the Queen's Pier, Ramsey, as proposed in the documents submitted on 26 October 2010 (Planning, Statement, Record Photographs and Original Drawings) and the drawings listed in the Schedule date stamped 11 November 2010.
Method statement for removal/storage
The balusters, lamp standards, bench seats, hoist etc must be removed with care and stored on pallets in a suitable locked and weathertight storage facility which shall be managed and monitored in accordance with the environmental standards identified in the method statement referred to below. No development (works) shall take place until a method statement covering the removal, inventory, transportation and storage of these items has been submitted to and agreed in writing with the Planning Authority. The development (works) shall be carried out in accordance with the details in the agreed method statement.
Paradigm components
A set of well preserved cast iron components (paradigm components) are to be selected for particularly careful preservation and storage to act as templates for any replacement castings which may be required in the future. These components are to be accurately recorded and detailed scale drawings are to be prepared, copies of which shall be provided to the Planning Authority. The detailed arrangements for the paradigm components including their recording shall be covered by the method statement referred to in condition 3 above.
Toll huts/shelter analysis
Prior to the dismantling of the toll huts and shelter an analysis of these buildings, including identification of features to be retained, shall be submitted to and agreed in writing with the Planning Authority. The items to be retained shall be transported and stored in accordance with details which shall first have been submitted to an agreed in writing with the Planning Authority.
welcome scheme; imperative to recover/store toll huts and cast iron components carefully; recommend paradigm components as templates; offer conservation advice
unequivocal approval; realistic way forward; rely on monitoring for compliance
support stabilisation as mothballing pending funding; structurally sound below deck; important landmark
no adverse traffic impacts
no objection; comprehensive package; conditions cover recording; stabilises structure
Manx National Heritage welcomes the stabilisation scheme with recommendations for careful storage of historic components; DEFA Biodiversity has no objection with advice on marine and bird impacts; Highways Division reports no adverse traffic impacts; Ramsey Town Commissioners and…
Key concern: removal of historic components such as balustrading, lighting columns and seating considered 'demolition by stealth' likely making restoration unviable
Manx National Heritage
Conditional No ObjectionMNH welcomes this scheme to stabilise the pier structure and protect the deck-level components, whilst preserving the potential for future repair and restoration.; replacement of damaged and failing cast iron components forming the pier structure itself using steel is a pragmatic and not unnatural development, and may be considered acceptable from a cost and conservation perspective.; MNH conservation staff are available to advise on suitable environmental conditions and the means of achieving them.
Conditions requested: care is taken to recover and store for future re-use the greatest possible amount of original materials; removal and storage... suitably recorded, inventoried, and preserved for re-use; storage facility - 'good quality shipping containers' - managed and monitored to appropriate standards, particularly of low relative humidity; a set of paradigm well-preserved cast iron components are selected for particularly careful preparation and storage so as to act as patterns or templates for any replacement castings
Department of Infrastructure Highways Division
No ObjectionNo adverse traffic impacts
DEFA Biodiversity
No ObjectionDEFA Marine Biodiversity Officers would be very happy to work with DOI and their contractors to ensure that the works are undertaken in a way which will minimise impacts on the marine environment.; There are no restrictive and predictable wildlife conservation implications of the work that I am aware of.
Conditions requested: every measure should be taken to avoid impacts such as siltation and burying of this important habitat; watching brief, that it is possible that nesting birds might be found on the site and advice should be sought in such a case
Ramsey Town Commissioners
Objectionthe Commissioners... have resolved to Object to the proposal for the following reason:-
Patricia S. Newton
ObjectionThis would be contrary to the aims of Policies RB/5 and RB/6 in the Department's Policy and Guidance Notes for the Conservation of the Historic Environment (Planning Policy Statement 1/01).
Ian K Bleasdale
ObjectionI would strongly OBJECT to this application.
Conditions requested: materials are put under lock & key in some dedicated building with someone or body, made explicitly responsible for its care
Friends of Queen's Pier
Supportwe give our unequivocal approval to the plans and write to indicate our support for the above Registered Building Application.; this represents the only realistic way forward in the current climate.
Conditions requested: monitor these works to ensure strict compliance at all times
National Piers Society
SupportWe are writing in support of the above application for carrying out stabilisation works to this Protected Building
Precedent Value
This appeal sets precedent that temporary stabilisation/removal for storage of a Registered Building's features is acceptable if justified by structural necessity, backed by funding commitment and conditions ensuring preservation for future restoration. Future applicants should provide detailed method statements, surveys, and evidence of political/government support.
Inspector: Neil A C Holt TD BArch(Hons) DipTP DipCons RIBA MRTPI (Independent Inspector)
