23 March 2012 · Delegated - Senior Planning Officer
Structural Engineering Services Ltd, The Old Coastguard Station, Queens Promenade, Ramsey, Isle Of Man, IM8 1bh
The proposal sought to convert a 3-storey former Coastguard Station at Queens Promenade, Ramsey, from office to residential use, with garage/utility on ground floor, bedrooms on first floor, open-plan living/kitchen on second floor with balcony, and roof amenity space.
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The officer concluded the site in an active port area with cement warehouses on three sides and container storage opposite would expose residents to excessive noise from HGVs, forklifts, cranes, rever…
General Policy 2
Requires development to provide satisfactory amenity standards (h), adequate parking/safe access (h/i), and not prejudice adjoining land per area plans (k). Officer found amenity failed due to port noise/dust; parking inadequate despite town centre relaxation; prejudiced port future use. Inspector concurred on amenity and prejudice, but found parking satisfactory vs office fallback.
Strategic Plan Environment Policy 25
Prohibits pollution-sensitive development near sources unless amenity safeguarded; para 7.19.1 bars residential where unacceptable amenity loss from existing pollution (noise/dust). EPO evidence showed no feasible mitigation for port/cement activities; residents more sensitive than office occupiers.
Transport Policy 7
Requires parking per Appendix 7 standards (2 spaces/unit). One garage space proposed; Highways initially refused but later relaxed to one for town centre, though officer disputed port-area status; inspector found acceptable vs office use.
Policy R/TC/P5 East Quay and South Promenade
Restricts area northwest of Neptune Street to harbour-related purposes only, favouring warehouse redevelopment for quayside traffic. Site held within this despite mixed-use map; residential not harbour-related, would constrain expansions (e.g. silos) via amenity conflicts.
no objection; mixed-use zoning appropriate, office use could generate more traffic than dwelling, safe one-way access, on-street parking acceptable locally, balcony/roof amenity sufficient
no objection subject to acceptable sewer connection
registered interest but no material concerns
The original application (12/00150/C) to convert an office building at Old Coastguard Station, Queens Promenade, Ramsey, to a dwelling was refused by the planning authority. Key refusal reasons included conflict with residential amenity standards due to noise and dust from adjacent port/warehouse uses, inadequate parking, and prejudice to future port development under policies like General Policy 2 and R/TC/P5. Appellants argued sufficient amenity space, minimal noise issues, justifiable parking relaxation due to town centre location and office fallback, and compatibility with mixed-use zoning. The inspector accepted parking arguments due to the office fallback position but found the dwelling would suffer unacceptable noise, dust, and pollution nuisance from cement warehouse and port activities, conflicting with General Policy 2(h) and Environment Policy 25; it also prejudiced future harbour uses under R/TC/P5 and General Policy 2(k). The appeal was dismissed.
Precedent Value
Appeals in port/harbour areas must demonstrate residential amenity robust against existing commercial nuisances via objective evidence (e.g. measurements) outweighing professional officer opinions; fallback uses can neutralise parking/highway objections but not amenity or land-use conflicts; specific local policies (e.g. harbour-only zones) prevail over general mixed-use designations.
Inspector: Stephen Amos MA (Cantab) MCD MRTPI
