25 January 2021 · Delegated - Principal Planner (Chris Balmer)
Isle Of Man Breweries, Britannia Hotel, 1, Waterloo Road, Ramsey, Isle Of Man, IM8 1dr
The proposal involved demolishing the entire Britannia Hotel on Waterloo Road, Ramsey, retaining only the party wall with the adjacent Bourne Concourse and parts of abutting walls for support, then levelling the site with hardcore stone.
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The officer judged the proposal failed Section 16 of the Town and Country Planning Act 1999, requiring special regard to preserving the building's setting and features of special architectural or hist…
Strategic Policy 4
Requires proposals to protect or enhance the fabric and setting of Conservation Areas. Officer assessed that demolition would fail this as the Britannia was purposefully included in the Conservation Area boundary and contributes to its character; no enhancement from levelling the site.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character. Demolition judged not to preserve or enhance, given the building's positive contribution and lack of replacement benefits.
Environmental Policy 39
Presumption in favour of retaining positive contributor buildings, considering condition, costs, efforts to retain use, and site alternatives. All four tests failed due to remedial options available, costs not prohibitive, inadequate marketing evidence, and incomplete viability assessments.
no highways interest in the application
no objection to amended application description
Multiple heritage and ecology consultees object to the demolition of the Britannia Hotel due to its historical and architectural significance within Ramsey Conservation Area, while highways have no interest and town commissioners express disappointment but no formal objection.
Key concern: demolition of landmark building making positive contribution to Ramsey Conservation Area without justification or redevelopment proposals
Isle of Man Natural History & Antiquarian Society
ObjectionThe general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the conservation area.; There will be a general presumption against demolition and consent for the demolition of a registered building should not be expected simply because redevelopment is economically more attractive than repair and re-use of an historic building.; Isle of Man Natural History & Antiquarian Society OBJECT to this application.
Conditions requested: Building Preservation Order pending full assessment for conservation and Registration
DEFA Principal Registered Buildings Officer
ObjectionObject- Refuse; The application fails to make a clear and convincing justification as to why the building should be demolished or any reference to the relevant policies.; I recommend the application is refused on the above legislative and policy grounds.
Isle of Man Victorian Society
ObjectionThere are not many 'Gothick' buildings in the portfolio of Ramsey's architectural heritage.; we would aver no case has been made for it.
Ecosystem Policy Officer
Conditional No ObjectionThe presence of bats will not prevent the property from being altered or demolished but provision must be shown for their ongoing protection.
Conditions requested: preliminary assessment for bats by suitably qualified ecologist prior to determination; if suitable, bat roost survey by licensed bat ecologist with mitigation plan prior to determination; development undertaken in accordance with agreed mitigation plan
Ramsey Town Commissioners
No ObjectionThey are very disappointed that the process has allowed the property to get in to the condition where it now has to be demolished.; They also do not like the recommended finish of the plot and would prefer to see it grassed
Conditions requested: site to be grassed if demolished
Department of Infrastructure Highways Division
No CommentNo Highways Interest
