20 December 2016 · Planning Committee then Interim Director of Planning and Building Control (Jennifer Chance)
Grand Island Hotel, Bride Road, Ramsey, Isle Of Man, IM8 3uq
The proposal involves building nine detached houses of three types (A, B, C) on a 3.7-acre cleared site of the demolished Grand Island Hotel on Bride Road, Ramsey. The houses feature 'Arts and Crafts' design with render, clay ridge tiles, Manx stone plinths, natural slate roofs, and timber windows/doors, with dimension…
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.
Principle of residential development accepted due to prior approvals for 68 and 35 apartments on site, fulfilling legal obligations for replacement hotel elsewhere.
Strategic Policy 1
Requires optimising previously developed land, efficient site use with access/landscaping/amenity, and utilising infrastructure. Site is previously developed (former hotel), efficiently used for 9 dwellings with landscaping/access, near Ramsey services.
Strategic Policy 2 - Priority for new development to identified towns and villages
New development primarily in towns/villages or sustainable extensions; countryside exceptional. Site in Ramsey town, previously approved for residential.
Spatial Policy 5
New development to positively contribute to environment, supported by Design Statement. High-quality materials/design assessed as bringing 'quality and interest' despite not fully 'landmark'.
General Policy 2
Development per zoning/policies if respects site/surroundings in siting/layout/scale/design/landscaping, no adverse character/amenity/highway impacts, protects trees/views/sea, provides parking/services. Complies via amendments, tree conditions, highway acceptance, amenity protection.
Housing Policy 1
Provision for 6000 additional dwellings to 2016. Contributes to housing needs in Ramsey.
Housing Policy 4
New housing primarily in towns/villages. Site in Ramsey, principle accepted via history.
Housing Policy 5
25% affordable housing for 8+ dwellings. Satisfied via legal agreement for commuted sum rather than on-site.
Environment Policy 42
New development in settlements to reflect local character/identity, no inappropriate backland or removal of green spaces. Design reflects locality with local materials; open eastern terrace retained.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Car parking provision
Prior to the occupation of any dwelling 2 car parking spaces associated with that dwelling shall be provided and retained free from obstruction thereafter.
Access widening
Prior to any works on site the widening of the existing entrance onto Bride Road must be set out and thereafter maintained in accordance with drawing no 15022-109 A date stamped the 11th May 2016.
Road and parking construction
Prior to the occupation of each dwelling the road between Bride Road and the dwelling and the car parking for the dwelling shall be constructed to at least base course level.
Hard landscaping scheme
No development shall be commenced on site until a hard landscape scheme has been first submitted to and approved in writing by the Department. Details of hard landscaping works include footpaths, hard surfacing materials and fencing (fencing as shown on drawing 15022-109 A is not considered acceptable) and a programme of implementation. All hard landscaping works shall be carried out in accordance with the approved details. The hard landscaping works shall be completed in full accordance with the approved details prior to the occupation of last dwelling.
Soft landscaping scheme
Prior to commencement of the first dwelling hereby permitted, a scheme for soft landscaping shall have been submitted to and approved in writing by the Department. The scheme shall include the following: a. details of all proposed planting along the entire eastern and western boundaries, including numbers and species of plant, and details of size and planting method of any trees; b. details of any soft boundary treatments; c. details of all proposed planting, including numbers and species of plant, and details of size and planting method of any trees. All soft landscaping shall be completed in accordance with the approved scheme prior to first occupation of the development. All planting, seeding or turfing comprised in the approved scheme of landscaping shall be carried out in the first planting and seeding seasons following the first occupation of the building or the completion of the development, whichever is the sooner; and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
No extensions/alterations
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
No additional garages/outbuildings
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no garages or other free standing buildings shall be erected within the curtilage of the dwelling(s) hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.
No forward boundary enclosures
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no fences, gates, walls or other means of enclosure shall be erected or placed within the curtilage of any dwelling house forward of any wall of that dwelling house which fronts onto a highway, without the prior written approval of the Department.
No garden sheds/summerhouses
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no garden sheds or summerhouses shall be erected or placed within the curtilage of the dwelling(s) hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.
No greenhouses/polytunnels
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no greenhouses or polytunnels shall be erected or placed within the curtilage of the dwelling(s) hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
Updated arboricultural report
Prior to the commencement of any excavation or building works on site an updated arboricultural report should be submitted to and approved in writing by the Planning and Building Control Directorate. The arboricultural report should address each of the following points: a. Tree Removal... b. Tree Constraints... c. Tree Protection... d. Tree Planting...
Tree retention during/after development
No retained tree shall be cut down, uprooted, destroyed, pruned cut or damaged in any manner during the development phase and thereafter within 5 years from the date of occupation of the building for its permitted use, other than in accordance with the approved plans and particulars or as may be permitted by prior approval in writing from the Planning and Building Control Directorate.
Arboricultural method statement
Prior to the commencement of any excavation or building works on site an Arboricultural Method Statement for any construction activity which is to take place within the Root Protection Area of a tree (or trees) to be retained shall be submitted to and approved in writing by the Planning and Building Control Directorate. The Arboricultural Method Statement shall be written in accordance with section 6.1 of BS5837:2012...
Lower eastern open space landscaping
No development shall take place until full details of how the lower eastern part of the site is to be landscaped, made available as open space and maintained as such in perpetuity. The scheme shall be submitted to and approved in writing by the Planning and Building Control Directorate and these works shall be carried out as approved.
No opposition subject to conditions on access construction, visibility splays, car parking, and road/footway provision
Pleased applicant took account of pre-planning comments on style and finishing; designs now incorporate more local materials suiting prominent location
Following reduction in number and re-design of dwellings, no longer object
Multiple consultees responded to planning application 15/01064/B for erection of detached dwellings on the site of the former Grand Island Hotel in Ramsey; initial objection from Ramsey Town Commissioners on design quality was later withdrawn to no objection on amended plans, while others raised no objections with conditions or support.
Key concern: initial objection from Ramsey Town Commissioners on design quality not reflecting high quality of former Grand Island Hotel for prominent landmark site
Ramsey Town Commissioners
Objectionthe proposals provide a landmark development on a prominent site. It is the Commissioners view that the proposals as submitted do not reflect the high quality of design which was a prominent feature of the former Grand Island Hotel
Manx National Heritage
Supportthe resulting development proposal has taken account of responses to the consultation, including MNH's, and that the house designs now incorporate more local materials to suit the prominent location; MNH regards pre-planning consultations as a welcome and practical approach to development
Department of Infrastructure Housing Division
Conditional No Objectionrecommend that if the Planning Committee is minded to approve the application, then it should be subject to the Developer entering into a Section 13 Agreement for the provision of 25% affordable housing
Conditions requested: the Developer entering into a Section 13 Agreement for the provision of 25% affordable housing
DOI Highways
Conditional No ObjectionConditions requested: Prior to any construction the access shown on drawing no WJ_098-0010 rev a dated 27/08/2015 shall be constructed and the visibility splays shall remain unobstructed thereafter; Prior to the occupation of any dwelling the car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter; Prior to the occupation of any dwelling the road and footway/footpath between the highway and dwelling shall be constructed to at least base course level
Ramsey Town Commissioners
No Objectionhave no objection to the proposal
Ramsey Town Commissioners
No Objectionhave no objection to the amended plans
