22 January 2019 · Delegated - Head of Development Management (Stephen Butler)
1, Premier Road, Ramsey, Isle Of Man, IM8 3as
The proposal involves ground floor front and rear extensions to an existing two-storey house with a front-facing gable and existing single-storey side extension, located near Mooragh Lake in Ramsey.
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The officer assessed that the proposal would not unacceptably harm the characteristics of the existing building or the character of its surroundings, as the modern flat-roofed elements are modestly vi…
General Policy 2
Requires development in accordance with zoning to respect site/surroundings in siting, layout, scale, form, design (b); not adversely affect townscape character (c); and not adversely affect resident amenity or locality character (g). Officer assessed the mixed traditional/modern extensions as compliant, with modest public visibility, screening by gable, and rear not visible publicly; little harm due to existing property's low architectural merit and detracting infill neighbour.
Ramsey Local Plan Policy R/R/P2: Specific Area Development Briefs (Ormly Hall)
Requires dwellings of high standard acknowledging architectural style, scale, massing of adjacent Victorian buildings, with heights stepped down from Promenade/harbourside. Officer noted proposal's ground-floor scale as appropriate to harbourside location without conflict.
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.
Materials approval
Where shown on the approved drawing No.18 1271/2 - 'Proposal Drawing', all external facing materials and roofing materials to be used in the development, hereby approved, shall match those of the existing building where appropriate, in respect of their type, colour and finish. Reason: In the interests of the character and appearance of the site and surrounding area in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.
no highways interest
do not object
no objections following submission of Flood Risk Assessment
Manx Utilities initially raised flood risk concerns and requested a Flood Risk Statement due to the site's location in the tidal flood zone, but later confirmed no objection after review. Ramsey Town Commissioners have no objection to the proposal.
Key concern: property lies within the tidal flood zone (1 in 200 year return period plus climate change)
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 600 mm of freeboard for domestic properties such as this.; The current extreme tidal level for Ramsey is 5.64 mAD02. Therefore, it is recommended that the finished floor level should be above 6.24 mADO2 (5.64 m + 600 mm) as a minimum.; For this application Manx Utilities request that a Flood Risk Statement to be submitted for our approval.
Conditions requested: Flood Risk Statement to be submitted for approval confirming whether finished floor levels can be raised and providing detail of any flood resilient measures; finished floor level should be above 6.24 mADO2 (5.64 m + 600 mm) as a minimum
Manx Utilities
No ObjectionWe have reviewed the flood statement sent in support of the above application. We have no objection to these works or have any further comment.
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners considered the above application at their meeting on Wednesday 17th October, 2018 and have no objection to the proposal.
