18 September 2012 · Director of Planning and Building Control (delegated authority under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
Garage/Workshop, Parsonage Road, Ramsey, Isle Of Man, IM8 2ee
The proposal involved demolishing existing single and two-storey buildings at the former taxi depot on Tower/Parsonage Road and replacing them with a new block ranging from single to five storeys containing 17 apartments (11 two-bedroom and 6 one-bedroom), a ground-floor covered car park with 17 spaces, cycle stands, b…
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 proposal against General Policy 2 (GP2) of the Isle of Man Strategic Plan 2007, finding it acceptable as it respected the site and surroundings in terms of siting, layout, sca…
General Policy 2
Requires development in zoning to respect site/surroundings (siting/layout/scale/design/landscaping), not adversely affect townscape/amenity/highways/parking, and provide satisfactory standards. Officer tested against all 14 criteria (a-n), finding compliance: beneficial street scene; no significant overbearing/light loss; adequate amenities; parking ok with relaxation; town centre mixed-use zoning.
Housing Policy 5
Requires 25% affordable housing for 8+ units in residential areas. For 17 units, 4-5 required; officer noted applicant agreement for 4 via Section 13 to House Purchase Assistance Scheme 2004/2007 standards, despite Directorate seeking 5.
Transport Policy 7
Requires parking per Appendix 7 standards (1 space/1-bed, 2/2+ bed =28 needed). Relaxed due to bus/tram proximity, public parking surplus, cycle stands, Highways no objection; amended plans addressed access/space issues.
Recreation Policy 3
Requires amenity space per Appendix 6 (992m² needed, site 711m² with 251m² private plaza). On-site impractical in urban location; commuted sum to Ramsey Commissioners via Section 13 for public space.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the erection of a residential development comprising 17 apartments with associated parking provision as proposed in the submitted documents and drawings 10308/00B, /SP01B, /SP02B, /101B, /102B, /103B, /104B, /106B, /107B and /109B all date stamped as received on 25th September 2009. 10308/105B date stamped as received 5th October 2009 and plan ref 10308/100C undated.
Landscaping scheme
No development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Planning Authority and these works shall be carried out as approved. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of any of the proposed dwellings hereby permitted. All planting shall be carried out in accordance the approved details in the first planting and seeding seasons following that first occupation. Any trees or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the planning authority gives written consent to any variation.
Screen glazing
The 2 metre high screen to the northern elevation of the plaza, as indicated on drawing 10308/101B is required to be obscure glazed (Grade 5) and shall be kept and maintained thereafter.
Parking availability
Prior to the occupation of the proposed apartments all of the proposed parking spaces must be available for use.
Parking use restriction
The parking shown at ground floor level must be available for use by those occupying the apartments approved in this application.
No objection; justification for reduced parking standards robust and acceptable; 2.4m spaces ok due to column positioning; conditions for access widening to 4.1m and space 5 usability
5 affordable units required (17 x 25% rounded up); condition for Section 13 agreement
No comment on merits; requests informative note
No comment on merits; requests contact for supply
Department of Transport Highways Division raised no objection with specific parking and access conditions; Ramsey Town Commissioners objected due to inadequate parking provision; other consultees raised conditions related to utilities, drainage, affordable housing, and flats registration.
Key concern: inadequate parking provision failing to meet Isle of Man Strategic Plan standards
Department of Transport Highways Division
Conditional No ObjectionThe justification for the reduced parking standard is robust and acceptable to the Department. The 2.4m wide parking spaces are acceptable as there is additional width created by the positioning of the columns therefore the actual width available is greater.
Conditions requested: parking space no 5 is removed as it is too narrow to be usable; the access to the car park should be widened to 4.1m to permit 2 vehicles to pass
Ramsey Town Commissioners
ObjectionThe Applicant seeks to have these standards relaxed by indicating provision of other car parks and on-street parking throughout the Town. It is considered however that this development should achieve the parking standards as set down within the Strategic Plan.
Department of Transport Drainage Division
Conditional No Objectioncommunication fees will be payable to the Department of Transport in respect of this development being connected (directly or indirectly) to the public drainage system.
Conditions requested: The proposed development must be connected to the public sewer(s) in a manner acceptable to the Department of Transport Drainage Division; All drainage works must conform to the requirements of the Department of Transport's "Manx Sewers for Adoption" and all necessary inspections/surveys [including CCTV] are to be carried out at the developer's expense; There must be NO discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s); Under section 4(3) of the Sewerage Act 1999 the applicant must give 21 days notice, in writing, to the Drainage Division, prior to making any communication to the public sewer
Manx Electricity Authority
Conditional No ObjectionContact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Conditions requested: Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application; MEA requires 24 hours unrestricted access to the cables in the Public Highway
DLGE Estates and Housing Directorate
Conditional No ObjectionHaving given due consideration to land availability and demand for both first time buyer and public sector housing in the Ramsey area, the applicant proposes 17 no. apartments and therefore a provision of 5 units
Conditions requested: a condition is attached requiring the applicant to enter into a Section 13 Agreement for the provision of affordable housing prior to progressing with any development on the site; provision of 5 units (rounded up to the nearest figure) should be provided as affordable housing. Such properties should comply with the Department's Guide to Public Sector Housing Standards Document
Environmental Health
Conditional No ObjectionThe Regulations are enforced by local authorities throughout the Island (with the exception of Onchan) and Environmental Health Officers from this Department act as their agents and authorised officers.
Conditions requested: the proposed flats/apartments must, on completion of the intended works, comply with the requirements of the Housing (Flats) Regulations 1982 and be registered thereafter under the same Regulations PRIOR to any of the flats being occupied
