9 January 2017 · Planning Committee
Shop Warehouse Workshop & Premises, Alexandra Road, Castletown, Isle Of Man, IM9 1tg
The proposal involves converting an existing three-storey (at rear) office building, recently vacated by Canada Life, into seven apartments: three one-bedroom and three two-bedroom units across ground and first floors, plus a basement community area with gym, storage, kitchenette, and toilets for residents' use.
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The key issue was the loss of high-end office floorspace in a building of modern construction in good condition contributing to the streetscene, but estate agent evidence showed extremely limited dema…
General Policy 2
General Policy 2 sets general development criteria but considered inappropriate to apply directly as site is zoned for office use, not the proposed residential. Assessment instead focused on loss of zoning and alternative housing policies.
Strategic Policy 1
Directs new dwellings to established town centres; site within Castletown settlement boundary supported release of brownfield office for housing.
Strategic Policy 2 - Priority for new development to identified towns and villages
Supports development on previously developed land; existing office building qualified as brownfield suitable for residential conversion.
Housing Policy 6
Directs new housing to settlements and town centres; edge-of-settlement location in Castletown accepted given zoning conflict resolved by marketing evidence.
Policy 17 (Ramsey Local Plan)
Permits housing on previously developed land; modern office building in good condition but unmarketable justified conversion.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Access construction and visibility splays
Prior to the commencement of the development hereby approved the access shown on Drawing JTM054-P-11 (date-stamped as having been received 29th December 2016) shall be constructed and the visibility splays shall remain unobstructed at a height of 1.05m thereafter. Reason: In the interest of highway safety.
Dropped kerb on A5
Prior to the commencement of the development hereby approved, a dropped kerb shall be installed on the A5 highway via a method to be agreed in advance with the Department, and retained thereafter. Reason: In the interest of highway safety.
Parking and manoeuvring areas
Prior to the occupation of any dwelling the garage, car parking and manoeuvring areas shall be laid out as shown on Drawings JTM054-P-03 (date stamped as having been received 12th April 2016) and JTM054-P-11 (date-stamped as having been received 29th December 2016), and permanently kept free from obstruction thereafter. Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety.
Acoustic ceiling in basement
Prior to the occupation of any dwelling, an acoustic ceiling shall be installed within the basement level and retained thereafter. Reason: In the interest of protecting residential amenity for the dwellings above.
Basement use restriction
The basement level shall be used only for the purposes of storage, and / or a communal sitting room, and / or a gym for the residents and their guests of the dwellings hereby approved. Reason: In the interest of protecting residential amenity for the dwellings above.
No commercial letting of basement
The basement level shall at no time be let on a commercial basis. Reason: In the interest of protecting residential amenity for the dwellings above.
No objection subject to three conditions on access, visibility splays, highway improvements, and parking provision
No objection
Highways Division initially deferred pending information but ultimately issued no objection subject to three specific conditions related to access, visibility, and parking. Castletown Town Commissioners raised no objections.
Key concern: requirement for 10 car parking spaces and vehicle tracking to demonstrate access/manoeuvring
Department of Infrastructure (DOI) - Highways Division
Conditional No ObjectionHighway Services does not oppose this application subject to the following conditions; There is a requirement for 10 car parking spaces for the proposal; The following information is required to enable an assessment of the application
Conditions requested: Prior to any construction the access shown on JTM Architecture drawing no JTM054-P-11 dated 12/04/16 shall be constructed and the visibility splays shall remain unobstructed at a height of 1.05m thereafter. Reason: In the interest of highway safety; Prior to any construction the highway improvements described in paragraph 4 of JTM document dated 4th November 2016 shall be installed in accordance with a drawing to be approved by the Planning Authority. Reason: In the interest of highway safety; Prior to the occupation of any dwelling the garage, car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter. Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety
Castletown Town Commissioners
No ObjectionAt a meeting of the Castletown Town Commissioners on 4th April, the above mentioned planning application were considered and no objections were raised.
