4 April 2017 · Planning Committee
Albert Road School, Albert Road, Ramsey, Isle Of Man, IM8 2ej
The site, previously the Albert Road School (now demolished and used as a temporary car park), is located at the junction of Albert Road and Close Woirrey in Ramsey, covering about 0.38ha. The development proposes a main 3-storey block with 430sqm commercial space on the ground floor (flexible for shops, offices, cafes…
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The basic principle was acceptable as the site is zoned mixed-use (town centre) in the Ramsey Local Plan, and the proposal redevelops previously developed brownfield land with town centre-appropriate …
General Policy 2
Requires development to respect site/surroundings in siting, scale, form, design; not adversely affect townscape character, amenity or highway safety. Officer assessed scale (13.4m height similar to nearby buildings), modern Victorian design with articulation and materials as compatible, breaking up mass, with minor acceptable amenity impact and parking shortfall justified by location.
All new retail development (excepting neighbourhood shops and those instances identified in Business Policy 5) sited within the town and village centr
Requires retail/office development in town/village centres on zoned land. Site zoned mixed-use town centre in Ramsey Local Plan; proposal's commercial/offices comply.
Business Policy 1
Encourages employment growth if according with policies. Mixed commercial/office/residential uses supported as contributing to town centre vitality.
Business Policy 7
Offices in town centres on zoned land; exceptionally elsewhere. First-floor offices on zoned town centre site acceptable.
Business Policy 8
Offices to respect scale/character of nearby buildings and meet parking standards. Height/mass respected; parking relaxed due to town centre.
Business Policy 10
Retail only in town centres. Ground floor commercial (Classes 1-4) in zoned town centre location permitted.
Transport Policy 1
Locate development near public transport. Town centre site near MER terminus, bus routes; supports parking relaxation.
Transport Policy 7
Parking per Appendix 7 standards. Shortfall accepted due to town centre, brownfield reuse, public transport proximity.
Policy R/TC/P1 Retail Uses
Ramsey Local Plan policies encourage retail near MER terminus to link to shopping areas, offices/apartments on upper floors. Proposal aligns with mixed uses.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Landscaping scheme
No development shall be commenced until a hard and soft landscaping scheme has been submitted to and approved in writing by the Department. Such a scheme shall include details of all walls, fences, trees, hedgerows and other planting which are to be retained; details of all new walls, fences and other boundary treatment and finished ground levels; a planting specification; the location of grassed areas; details of the hard surface treatment of the open parts of the site and a programme of implementation. All landscaping shall be carried out in accordance with the approved details. The works shall be carried out prior to the occupation of any part of the development or in accordance with the programme agreed in writing with the Department. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department.
Materials approval
No development above ground floor slab level of any part of the development hereby permitted shall take place until samples of all materials to be used in the construction of the external surfaces of the development have been submitted to and approved in writing by the Department including (where applicable): a) samples of all brick, render and tiling (including details of the colour of render/paintwork to be used); b) samples of the proposed windows, blanking panels, doors and balcony treatments; and c) samples of all other materials to be used externally, not listed above. The development shall not be carried out unless in accordance with the approved details.
Car parking and footpaths provision
Prior to the occupation of any of the residential units the car parking and footpaths shall be provided and remain free from obstruction thereafter.
Townhouse garages for parking
The garages provided with the townhouses shall remain free from obstruction and available for the parking of a vehicle associated with occupation.
Does not oppose subject to conditions on parking and footpaths provision prior to occupation, and garages remaining available for parking
Satisfied with submitted flood risk assessment
Highways Division, Manx Utilities Authority, and Ramsey Town Commissioners all raised no objections to the application but recommended specific conditions related to parking, flood risk measures, drainage, and bin storage.
Key concern: development within existing flood zone requiring Flood Risk Statement and precautionary measures
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionHighway Services does not oppose this application subject to the following conditions; It is recommended that to make up the short fall 4 car parking spaces are reserved within the adjacent car park for use by office staff
Conditions requested: Prior to the occupation of any of the residential units the car parking and footpaths shall be provided and remain free from obstruction; The garages provided with the townhouses shall remain free from obstruction and available for the parking of a vehicle associated; condition imposed on the townhouses preventing them from being converted into living accommodation as they are the only car parking provision for each dwelling
Manx Utilities Authority
Conditional No ObjectionManx Utilities Authority has assessed the above planning application requests that you submit a Flood Risk Statement; recommends that no apartments be placed at ground floor level
Conditions requested: submit a Flood Risk Statement including details of safe access routes and a list of precautionary measures; all electric points are located above the predicted flood levels; provision for flood boards are made; non-return valves installed on any foul and surface water drains; proposed dwellings and apartments must be connected to the public sewer(s) in a manner acceptable to Manx Utilities; All drainage works must conform to the requirements of 'Manx Sewers for Adoption'; NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s)
Ramsey Town Commissioners
Conditional No Objectionwhilst they had no objection to the proposal, they made the following observations; The car parking indicated on the application site is inadequate
Conditions requested: any approval should be subject to a condition specifically reserving car parking spaces within the public car park; designated bin stores ... should be addressed
Ramsey Town Commissioners
Conditional No Objectionwhilst they had no objection to the proposal, they made the following observations; The car parking indicated on the application site is inadequate
Conditions requested: any approval should be subject to a condition specifically reserving car parking spaces within the public car park; designated bin stores ... should be addressed
