15 November 2019 · Planning Committee
Beach House, Stanley Mount East, Ramsey, Isle Of Man, IM8 1np
The proposal involves extending a traditional part three/four storey dwelling at Beach House, Stanley Mount East, Ramsey, with first floor wings over existing side wings, a two storey northern side extension into the yard, a single storey entrance lobby extension, and replacement of southern garages with a larger singl…
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The officer considered the proposal's impacts on visual amenities, neighbour amenity, and parking, finding it compliant with General Policy 2 as the extensions' proportion, form, design, size, and fin…
Strategic Policy 10
Requires new development to promote integrated transport by minimising car journeys, using public transport, not affecting highway safety, and encouraging walking. Officer found compliance due to site's walkable access to bus/rail stations (600-850m), shops, and likely motorcycle use during events.
Strategic Policy 2
Concentrates development in service centres like Ramsey. Site in Ramsey residential area supports this concentration.
General Policy 2
Permits development respecting site/surroundings in siting, scale, design; not adversely affecting character, amenity, highway safety, or parking. Assessed extensions as fitting street scene via setbacks, subordinate scale, topography screening; neighbour impacts mitigated; parking acceptable with conditions.
Transport Policy 1
Requires location near public transport. Site within 10min walk of bus/rail supports this.
Transport Policy 7
Requires parking per standards. No off-street parking provided but accepted due to unsafe existing garage, limited tourist use, and transport links.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Tourist use restriction
The tourist unit hereby approved as annotated with a green line on plans BH1(A) & BH2(A) dated stamped 7th August may only be used no earlier than three days before the first practice associated with the TT races & MGP Festival of Motorcycling and up to three days after the last race in each event. No permission is given for the use of the approved tourist unit between the two events and must revert to additional living accommodation associated with the main house Beach House.
Windows details
All new windows shall be painted timber double hung vertical sliding sashes with joinery details to match the originals, and shall be retained as such.
No further alterations
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
no objections
does not oppose the application subject to a planning condition for the tourist unit to only be let out during the motor racing periods
Multiple neighbouring residents submitted objections to planning application 19/00176/B, primarily concerning parking congestion, highway safety, loss of views and light, privacy, construction disruption, and incompatibility with the residential area.
Key concern: severe on-street parking shortages and congestion on narrow road posing safety risks to residents, pedestrians, wheelchair users, and emergency access
Dawn Foster, Flat 2 Pier View Stanley Mount East
ObjectionI still object to the amended Beach House development and stand by my previous objection to the original application.; This boutique hotel will not benefit the community, being in a quiet residential area it will only put undue stress, noise and burden when living across from this commercial property.; Also, it will substantially cut my sea view and privacy as I am right opposite the premises.
David Sutch and Margaret Louise Ward, Flat 3 Ramsey House
ObjectionStanley Mount East is heavily congested with parked cars.; A project of this scale would take many months to complete involving daily problems of this nature.; the whole project can justly be described as highly problematic with potential for significant negative impact on the local community.
Conditions requested: independent traffic survey prior to permission
Debbie Taylor, Ascog Hall Stanley Mount East
ObjectionThe road is already congested with scarcity for parking.; The proposed plans will greatly overshadow the Queens Pier site.; If there was on site parking included in the application, and lower extension adjoining Queens Pier side. I would be less objectionable.
Laura Sawyer, Flat 1 Ramsey House
ObjectionI suffer from Seasonal Affective disorder so a good level of light is not just something that is nice to have, it's something I need to maintain a good level of mental health.; increased development of B&B and hotel accommodation could ultimately drive people away to other areas.
Laura Sawyer (reiderted), Flat 1 Ramsey House
Objectionit is hard to be clear on the full impact to me without actual measurements - these are technical drawings but with no really helpful details such as the actual height etc.; parking as at a premium and with the way this road is used it is only a matter of time before a serious accident occurs.
Richard Herdman, 4 Pier View
ObjectionMy outlook will be greatly affected, so much so that it is already affecting my health and causing myself and my partner great distress.; The proposed marina is only a figment of imagination at the moment and a long way from happening- if it ever happens at all.
Resident, 3 Ramsey House
ObjectionThe scale of this building is overwhelming and intrusive to people living opposite.; Beach House is a mock Georgian development in a Victorian area which already looks out of place.
edmmt, Apartment 41 Block C Queens Pier Apartments
ObjectionThe plans do not have any measurements on them so it is difficult to see the scale of development.; Should an extension of this scale not require the same off road parking requirements as a new building?
Dr I S Kewley, Pier House
Objectionhaving to use it when your sitting height is below the level of most vehicles bonnet, or if visually impaired is a disaster in a making.; Much of the problem could be reduced by extending the row of bollards already in situ further south on Stanley Mount East, across the front of Beach House, and down the footpath as far as the promenade itself.
Conditions requested: extend bollards across Beach House front and down footpath to promenade; enforcement against motorcycles on pavement
Ms Isobel Murdock, Apartment 41 Block C Queens Pier Apartments
ObjectionOvernight and at the weekend this is not the case. On Sun 10th March I went out at 8am... there was only 1 free space.; There was a large tree on the north side of the existing house which was removed in December 2018 prior to the planning application. Since it was cut down there are no longer any smaller garden birds in the vicinity.
The original application for alterations, extensions, and limited tourist use at Beach House was recommended for approval by officers despite 17 objections, primarily on parking and amenity grounds, and was permitted by the Planning Committee on 11th November 2019 subject to conditions restricting tourist use to TT and MGP periods. Neighbour Mr Gareth M Roberts, owner of The Nook, appealed the approval citing overdevelopment, loss of Georgian character, and exacerbated parking issues. The inspector's report assessed appearance, parking, and residential amenity, finding the extensions subordinate and acceptable visually, parking impacts mitigated by location and conditions despite no off-street provision, and amenity effects not severe enough for refusal. Highway Services did not object post-amendments. The Minister dismissed the appeal on 19th March 2020, upholding the approval with conditions.
Precedent Value
Demonstrates town centre locations can secure parking standard relaxations for residential extensions/tourist uses if public transport is accessible and conditions limit impacts. Highlights limited weight to private views/overlooking where mutual and non-habitable windows involved; future applicants should prioritise measurable amenity data and highway endorsement.
Inspector: Michael Hurley BA DipTP
