21 February 2012 · Planning Committee
Timms Bistro, 5, East Street, Ramsey, Isle Of Man, IM8 1dn
The proposal involves demolishing existing cleared buildings on a town centre site and erecting a new four-storey structure with a ground floor retail unit and bar/restaurant, plus nine two-bedroom apartments above, finished in natural slate roof with mansard style and vertically proportioned windows.
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The proposal complies with Town Centre Mixed Use zoning under R/TC/P1 and R/TC/P3, encouraging retail at ground floor and apartments above.
General Policy 2
Requires development in accordance with zoning to respect site/surroundings in siting, scale, form, design; not adversely affect townscape, amenity, highways, or safety. Officer assessed the four-storey scale as compatible with varied streetscene, matching adjacent heights/eaves, and no parking impact due to town centre location.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character. Officer found the design well-considered with vertical detailing and mansard roof similar to opposite approved scheme, sitting comfortably in streetscene despite slight height increase over adjacent building.
Policy R/TC/P1 Retail Uses
Provides for retention of retail at ground floor in Town Centre Mixed Use. Proposal's ground floor shop/bar/restaurant complies directly.
R/TC/P3
Encourages offices, retail, apartments on upper floors in Town Centre. Nine apartments above retail fully align.
Housing Policy 5
Requires 25% affordable housing for schemes of 8+ units in residential-zoned areas. Not applied as site is Town Centre Mixed Use, not residential, despite Department of Social Care request; applicant viability concerns noted.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This permission relates to the erection of a building accommodating a retail unit and restaurant/cafe on the ground floor and nine apartments above, all as shown in drawings 010 and 11 both received on 14th November, 2012.
no objection to the application
Ramsey Town Commissioners have no objection following drainage review with specific conditions; Manx Electricity Authority requests contact for supply; Housing Division suggests Section 13 Agreement for affordable housing contribution; DEFA requires flats registration compliance.
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners considered the above application at their meeting on Wednesday 18th January, 2012 and have no objection to the proposal
Conditions requested: The proposed development must be connected to the public sewer(s) in a manner acceptable to the Isle of Man Water and Sewerage Authority; All drainage works must conform to the requirements of the Isle of Man Water and Sewerage Authority’s “Manx Sewers for Adoption” and all necessary inspections/surveys [including CCTV] are to be carried out at the developer’s expense; communication fees will be payable to the Isle of Man Water and Sewerage Authority; applicant must give 21 days notice, in writing, to the Isle of Man Water and Sewerage Authority, prior to making any communication to the public sewer; 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); If this “existing drainage” discharges (directly or indirectly) to the foul sewerage system then it should be noted that an alternative means of surface water disposal must be provided; A grease/fat trap is recommended to be installed and maintained by the occupier/ owner; No discharges of fat or other food waste, which will affect the performance of the public foul sewerage system, will be permitted to the foul sewer
Manx Electricity Authority
Conditional No ObjectionSee Note 2; Contact 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; Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site
Housing Division
Conditional No ObjectionI would therefore suggest that a contribution should be made towards affordable housing within the scheme but it might be better made by way of a committed sum based upon a calculation for 2.25 units (9 x 25% = 2.25)
Conditions requested: if approval is considered for the application, it contains a condition requiring the Developer to enter into a Section 13 Agreement for this provision; a committed sum based upon a calculation for 2.25 units (9 x 25% = 2.25)
DEFA
No Commentthe 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
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
The original application (PA04/01742) for approval in principle to demolish derelict buildings and erect a block with two retail units and nine apartments was refused by the Planning Committee due to lack of parking and unacceptable scale/design harming the Conservation Area. The appellant argued the site is town centre, parking is impractical, upper floor residential is policy-supported, and design fits the varied streetscape. The inspector found no significant highway safety harm from lack of on-site parking given town centre disc scheme and available spaces, and concluded the height/scale/design would maintain the Conservation Area character based on site visit observations of varied buildings. The appeal was upheld by the Minister on 8 August 2005, accepting the inspector's recommendation with two conditions on reserved matters and drawings.
Precedent Value
Town centre redevelopments can succeed without on-site parking if alternatives exist and demand won't harm safety; Conservation Area policies allow varied designs replacing poor originals, emphasising site visits and outline flexibility over literal sketch adherence.
Inspector: David G Hollis
