11 March 2019 · Delegated - Head of Development Management (Stephen Butler)
21-22, West Quay, Ramsey, Isle Of Man, IM8 1dl
The application sought to vary condition 1 of the 2016 approval in principle (PA 16/00576/A) for a four storey apartment block with 6 two/three bedroom apartments on upper floors and 12 ground floor parking spaces, extending the implementation period by two years beyond the original four-year expiry in November 2020.
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The officer assessed whether there have been any material changes in planning terms since the original approval of PA 16/00576/A, such as policy changes, land use designation alterations, new legislat…
Ramsey Local Plan policy for West Quay mixed use
Ramsey Local Plan policy allocates West Quay for mixed use, with presumption for rehabilitation/conversion over demolition of warehouse buildings. Officer noted site in Town Centre designation and that residential uses are recognised as important in town centre, supporting principle of development.
Strategic Policy 1
Requires optimising use of previously developed land, efficient site use, and location utilising existing infrastructure. Officer confirmed proposal complies as it re-uses vacant town centre land.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs new development primarily to existing towns/villages. Site location in Ramsey town centre satisfies this urban focus.
Housing Policy 4
New housing primarily in existing towns/villages. Proposal aligns as town centre residential development.
General Policy 2
Permits development respecting site/surroundings in siting, scale, design; no adverse amenity, character, highways, or servicing impacts. Officer concluded proposal would not unacceptably harm character or neighbouring amenities, complying fully.
Transport Policy 4
Requires highways to accommodate development traffic safely. DOI Highways confirmed no interest, accepting prior parking reduction principle.
Time limit for commencement
The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters.
Reserved matters submission deadline
Application for approval of the reserved matters shall be made to the Department before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved.
Approval of reserved matters
Approval of the details of siting, design, external appearance of the building, internal layout, means of access, parking details, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced. Thereafter the development shall only be carried out in strict accordance with the details as approved.
no highways interest
do not object
no objection but recommend floor resilience measures due to tidal flood zone; suggest raising floor levels above 6.24mAD02 and specific construction measures
Manx Utilities raised flooding concerns in the tidal flood zone and recommended raised floor levels and resilience measures; Ramsey Town Commissioners and DOI Highways Division had no objections.
Key concern: site within a tidal flood zone as per the attached flood map indicating predicted extent of tidal flooding for a 1 in 200-year return period plus climate change
Manx Utilities
Conditional No ObjectionManx Utilities recommends that the floor levels be raised above the 1 in 200 year plus climate change level, with an additional 600mm of freeboard for residential properties such as this.; The current Ramsey mADO2 level for extreme tidal events is 5.64. Therefore, it is recommended that the finished floor level should be above 6.24mADO2 (5.64 + 600mm).
Conditions requested: floor levels be raised above the 1 in 200 year plus climate change level, with an additional 600mm of freeboard for residential properties; finished floor level should be above 6.24mADO2 (5.64 + 600mm); consider flood resilience measures including ensuring that all electric points are located high up; tiling of floor coverings; cement sand render; adding salt additives to lime plaster; adding waterproof grout
Ramsey Town Commissioners
No Objectionhave no objection to the proposal
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 07.12.18
