24 October 2018 · Delegated - Head of Development Management (Stephen Butler)
Warehouse/Stores, 31a, Parliament Street, Ramsey, Isle Of Man, IM8 1at
The proposal involves partial demolition of approximately 4.2m of the northern end of an existing stone storage building behind 31A Parliament Street in Ramsey's Conservation Area, rebuilding the gable end, and installing 2.4m wide double loading doors on the north and east elevations to serve a nearby shop and flats, …
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The officer considered the fundamental issues to be the impact on the character and appearance of the existing building and the surrounding Conservation Area/rear street scene.
General Policy 2
Requires development to respect site/surroundings in siting, layout, scale, form, design; not adversely affect townscape character or local amenities. Officer assessed the minor screened alterations comply with sections (b), (c), and (g) as they cause no visual harm and preserve character.
Environment Policy 35
Permits only development in Conservation Areas that preserves or enhances character/appearance and protects special features. Officer found the rejuvenation via partial demolition and doors preserves building character, confirmed by Conservation Officer, with no detriment to streetscene or area quality.
Policy R/TC/P1 Retail Uses
Presumption in favour of retaining retail at ground floor in main shopping streets; limits office uses to 30% frontage. Noted as site in Town Centre/Mixed Use but not applied as no change of use proposed for storage building.
Time limit
The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent. Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
Bat survey
No development shall commence until a bat survey has been submitted to and approved in writing by the Department. The bat survey shall identify impacts on bat species together with mitigation, where appropriate, including a timetable for its implementation. The development shall not be carried out unless in accordance with the approved details. Reason: To provide adequate safeguards for the bats.
no objection
no objection but request the double doors open inward not outward into the existing parking area
Manx Utilities (MUA Drainage) raised flood risk concerns due to the site's location in a tidal flood zone and requested a Flood Risk Statement, while Ramsey Town Commissioners had no objection to the proposal.
Key concern: property lies within a tidal flood zone
Manx Utilities
Conditional No ObjectionManx Utilities recommends that the alterations consider the possibility of raising floor levels above the 1 in 200 year plus climate change level, with an additional 300mm of freeboard for commercial properties such as this.; The current level for extreme tidal events in Ramsey is 5.64mAD02. Therefore, the finished floor level should be above 5.94mAD02 (5.64m + 300mm) as a minimum.; Such measures could include ensuring that all electric points are located above the predicted floor levels, non-return valves are installed on any foul or surface water drains and how tidal flood warnings issued by the island's MET office will be managed for the eventual occupants.
Conditions requested: Flood Risk Statement to be submitted for our approval confirming whether the finished floor levels can be raised and providing detail of any flood resilient measures
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners considered the above application at their meeting on Wednesday 15th August, 2018 and have no objection to the proposal.
