29 May 2019 · Delegated - Principal Planner (Sarah Corlett)
Feltons Ironmongers, Saddle Buildings, Parliament Street, Ramsey, Isle Of Man, IM8 1ap
The site is the former Nightlife premises in Saddle Buildings, a prominent 3.5-storey ornate building within Ramsey Conservation Area and a Registered Building (144), located on Market Place West facing a public car park.
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The officer determined the proposal acceptable as the reuse of the vacant prominent Registered Building would retain and restore it, preventing degradation and enhancing town centre vitality, in line …
Strategic Policy 4
Requires proposals to protect/enhance Registered Buildings, Conservation Areas, historic settings, landscape quality, and avoid environmental pollution. Officer found external works preserve building fabric/setting with no harm, and reuse enhances townscape vitality.
Environment Policy 32
Prohibits extensions/alterations detrimentally affecting Registered Building character. Assessed external renovations/refurbishment cause no harm to special interest; internal works via separate consent.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Proposal's restoration and mixed uses preserve traditional character while improving viability.
General Policy 2
Permits development respecting zoning, siting/scale/design, amenity, access/parking, services. Complies with town centre mixed zoning; parking/access acceptable given location/public provision.
RB/4 Use
Requires optimum viable use minimising impact on Registered Building fabric/character. Mixed retail/residential is compatible, with interior changes necessary for modern standards outweighed by reuse benefits.
RB/5 Alterations and Extensions
Presumption against alterations affecting character unless justified. Limited external works justified as minor/non-visible, with no cumulative harm; restoration desirable.
Housing Policy 4
New housing primarily in towns/villages. Town centre location appropriate.
Ramsey Local Plan Policy R/R/P4
Encourages residential use of upper floors above shops. Directly supports proposal.
Housing Policy 17
Permits conversions to flats if adequate amenity/parking/outlook provided. Amenity/parking partially met via town centre location/public facilities despite on-site shortfall; bins/storage conditioned.
Transport Policy 7
Requires parking per standards, relaxable in town centres. Relaxed due to public parking, proximity to transport/amenities, conversion nature.
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.
Flood management plan
A flood management plan must be submitted to and agreed in writing by the Department prior to the occupation of the site for retail or residential purposes and the development must be undertaken in full accordance with the recommendations of that report. Reason: In the interest of limiting the potential impact of tidal flooding on the wellbeing of occupants and the building itself.
Refuse and bicycle storage
Details of Refuse and Bicycle storage shall be agreed in writing with the Department, and installed if appropriate, prior to the commencement of any use hereby approved and the development must be undertaken in full accordance with these details. Reason: In the interests of the amenities of future occupants.
no objection
Manx Utilities raised flood risk concerns in a tidal flood zone and recommended mitigation measures including raised floor levels and non-return valves; Ramsey Town Commissioners had no objection; Environmental Health Officer objected due to non-compliance with Housing Standards Regulations on storage and safety.
Key concern: non-compliance with Housing (Standards) Regulations 2017 on storage and safety
Manx Utilities
Conditional No ObjectionThe current Peel mADO2 level for extreme tidal events is 4.58. Therefore, the finished floor level should be above 4.88mADO2 (4.58m + 300mm) as a minimum.; Manx Utilities recommends that the floor levels be raised above the 1 in 200 year plus climate change level, with an additional 300mm of freeboard for commercial properties such as this.
Conditions requested: floor levels raised above 1 in 200 year plus climate change level with additional 300mm freeboard (minimum 4.88mADO2); all electric points located above predicted flood levels; non-return valves installed on foul or surface water drains; plan established for how flood warnings will be managed for occupants
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners considered the above application at their meeting on Wednesday 17th April, 2019 and have no objection to the proposal.
Environmental Health Officer (DEFA)
Objectionthe proposed flats would not meet the requirements of the Housing (Standards) Regulations 2017; There would appear to be nowhere to store bins contrary to Paragraph 8 of Schedule 2; It would be useful if these facilities were indicated on the plan.
Manx Utilities
No CommentPlease can we request a deferral on the above planning application whilst we review this.
