25 April 2017 · Planning Committee
Park Hotel, Park Road, Ramsey, Isle Of Man, IM8 3ar
The proposal involves erecting a 36m deep by 23.6m wide extension, up to 14.2m high, attached to the rear of the existing four-storey hotel via a single-storey glazed link, using matching materials like cream/red painted render, blue brick, and seam mill aluminium roofing.
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The principle of hotel expansion was accepted due to the site's Mixed Use (Residential/Office) zoning in the Ramsey Local Plan, prior approvals like PA 07/01790/B for hotel and apartments and PA 09/01…
Strategic Policy 1
Requires optimising previously developed land, efficient site use with access/landscaping/amenity, and utilising infrastructure. Officer assessed site as previously developed hotel curtilage in mixed-use zone, with adequate parking/servicing after Highways input.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs development to towns/villages or urban extensions, countryside exceptional. Site in Ramsey (town) mixed-use zone, so compliant for hotel expansion.
Spatial Policy 5
Requires positive environmental contribution, Design Statement where appropriate. Proposal's matching design/landscaping found to enhance site and area.
General Policy 2
Permits zoned development respecting site/surroundings in siting/layout/scale/design/landscaping, no adverse amenity/character/highway impacts. Key test: extension matches existing hotel scale/form, respects varied townscape; parking/access adequate per evidence; 62.5m to homes protects amenity.
Environment Policy 42
New development in settlements to reflect local character, no inappropriate backland or loss of green spaces contributing to amenity. Extension not backland, on developed site; landscaping condition to soften with coastal trees.
Business Policy 1
Encourages employment growth if policy compliant. Supports hotel expansion/tourism jobs.
Ramsey Local Plan policy on tourist accommodation
Retain tourist facilities; expansions on merits re visual/traffic/parking/proximity to homes. History supports; visual/parking/amenity tests passed.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Access construction
Prior to any construction the access onto Mooragh Promenade and the access onto Premier Road shown on drawing no 16107-105-D dated 09/02/2017 shall be constructed and retained thereafter.
Parking provision
The development hereby approved shall not be occupied or operated until the parking areas have been provided in accordance with the approved plans 16107-105-D. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Landscaping scheme
No development shall take place until full details of soft landscaping works have been submitted to and approved in writing by the Department which have also been considered and assessed by an arboriculturist in terms of their suitability for this coastal location and these works shall be carried out as approved. Details of the soft landscaping works include planting to the roadside boundary, the communal garden area and mitigation tree planting. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the hereby approved extension, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
no objection subject to condition on construction of accesses
supported the application
proposal in sympathy with policy to encourage quality tourist accommodation and diversification to boost economy; supports Destination Management Plan
supports due to lack of hotel accommodation in North for business travellers including digital media ventures
Highways Division initially deferred but later issued conditional no objection after additional information on parking; Ramsey Town Commissioners supported the proposal; Arboricultural Officer recommended tree planting; DEFA Biodiversity expressed initial interest but confirmed no objection.
Key concern: Insufficient parking spaces (101 required vs 64 proposed)
Department of Infrastructure (DOI) - Highways Division
Conditional No Objection"The parking standards in the strategic plan require 1 space per guest bedroom for hotels; 1 space per 15sqm gross floor area for conference facilities; there is no standard for restaurants however we normally use 1 space per 4 covers. This gives a parking requirement of 60 spaces for the hotel; 30 spaces for the function suite... total of 101 spaces."; "Following receipt of additional information regarding the operation of the facility Highway Services does not oppose this application subject to the following condition:"; "The proposed access onto Mooragh Promenade is acceptable subject to an appropriate design; the proposals for servicing are acceptable."
Conditions requested: Prior to any construction the access onto Mooragh Promenade and the access onto Premier Road shown on Paddock Johnson drawing no 16107-105-B dated 07/12/16 shall be constructed and retained thereafter. Reason: In the interest of highway safety
Ramsey Town Commissioners
Supportthe Commissioners considered the above application at their meeting held on Wednesday 18th January, 2017, and resolved to SUPPORT this proposal.
Arboricultural Officer, Forestry, Amenity and Lands Directorate, DEFA
Conditional No Objection"I therefore recommend that you request an amended site plan and planting specification as part of this application."; "The coastal exposure here is a significant constraint. The tree species and planting specification will have to be carefully considered... A type of elm (e.g. Ulmus lobel) would probably do OK"
Conditions requested: Request an amended site plan and planting specification; Tree species and planting specification assessed by an arboriculturist
DEFA Senior Biodiversity Officer (Richard Selman)
No ObjectionI have ascertained that the clover patch is not within the red line and should therefore not be affected by this proposal. I do not retain any interest in the application.
