23 January 2019 · Planning Committee (decision made 09.05.2018; notice signed by Director of Planning and Building Control)
Land At Corner Of Premier Road And Mooragh Promenade, Premier Road, Ramsey, Isle Of Man, IM8 3au
The proposal involves building two six-storey blocks containing 23 apartments (mostly 3-bed) with pitched roofs, gable features, balconies, and 54 parking spaces on a flat grassed site zoned for mixed residential/office use near Mooragh Promenade.
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The principle of residential development was acceptable due to the site's mixed-use zoning in the Ramsey Local Plan and previous approvals for apartments on the same site (e.g.
Strategic Policy 1
Requires optimising previously developed/under-used land, efficient site use, and utilising infrastructure. Site is under-used grassed land in town, using existing access and near services/transport.
Strategic Policy 2 - Priority for new development to identified towns and villages
Prioritises development in existing towns/villages. Site in Ramsey town, not countryside.
Spatial Policy 5
Requires positive environmental contribution via design. Assessed as modern Victorian interpretation enhancing promenade.
General Policy 2
Permits zoned development if respecting site/surroundings (scale/form/design), no adverse amenity/highway impacts, services/flooding ok. Tested against design (vertical emphasis), amenity (19m separation), highways (no objection), flooding (mitigated).
Housing Policy 5
Requires 25% affordable housing for 8+ units. Satisfied via Section 13 commuted sum (Housing Division requested due to local need).
Environment Policy 42
Design to reflect local character, no removal of green spaces contributing to amenity. Design acknowledges Victorian scale/massing; site not identified for preservation.
Policy R/R/P2/C of the Ramsey Local Plan - Mooragh Promenade
High standard dwellings acknowledging Victorian style/scale/massing on Promenade sites, stepped heights. Proposal's gables, verticality, proportions found to comply as modern fusion.
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.
Parking provision
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Landscaping scheme
No development shall take place until full details of soft landscaping and hard landscaping works have been submitted to and approved in writing by the Department which have also been considered and assessed by an arboriculturist in terms of their suitability for this coastal location and these works shall be carried out as approved. Details of the soft landscaping works include planting to all the roadside boundaries and the car park/area to rear of apartments. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the hereby approved extension, whichever is the sooner. Any trees or plants which die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of any apartment hereby permitted. Reason: To ensure the provision of an appropriate landscape setting to the development.
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. Reason: In the interests of the character and appearance of the site and surrounding area.
Botanical survey
Prior to the commencement of any works a botanical survey is required to be submitted and approved by the Department which is required to identify areas of interest and a plan for their protection or translocation. Reason: To provide adequate safeguards for the ecological species existing on the site.
Does not oppose subject to conditions on parking provision and construction parking for adjacent site
No objection following Flood Risk Assessment and raised floor levels
Recommend botanical survey for rare clovers prior to works (addressed by condition)
Manx Utilities initially raised flood concerns but later had no objection after reviewing the Flood Risk Assessment. DEFA Biodiversity recommended a botanical survey for rare clovers; DOI Highways issued conditional no objection on parking; DOI Housing requested a Section 13 Agre…
Key concern: tidal flood risk to ground floor apartments
Manx Utilities
Conditional No ObjectionManx Utilities requests that the applicant submits a Flood Risk Statement prior to this application being approved.; Manx Utilities also recommends that no apartments be made available on the ground floor due the risk of flooding at this level.
Conditions requested: Flood Risk Statement required detailing finished floor levels 600mm above 1 in 200 year tidal levels plus climate change (5.64m Douglas 02 Datum); flood resilient measures such as electric points above flood levels, non-return valves on drains, flood warning management
Manx Utilities
No ObjectionWe have reviewed the FRA and we are satisfied with your proposals. We therefore have no objection to this development.
DEFA Biodiversity
Conditional No ObjectionI therefore recommend that prior to any works, a botanical survey be undertaken to identify areas of interest and a plan for their protection or translocation be agreed. Such work would be at the expense of the developer.
Conditions requested: prior to any works, a botanical survey be undertaken to identify areas of interest and a plan for their protection or translocation be agreed
DEFA Biodiversity
Conditional No ObjectionFurther to my comment below, I have unearthed the original report on this area (Garrad, LS (1996). The Ramsey Clover Patch, 1993...)
Conditions requested: botanical survey required
Ramsey Town Commissioners
No ObjectionThe proposed location of the bin store would require the reversing of a refuse vehicle for a distance of approximately 60 metres and therefore the relocation of the bin store to a more practical location would achieve a more suitable provision.; It is considered that the façade of the proposed apartment blocks is less attractive than those of the existing apartment buildings...
Conditions requested: relocation of the bin store to a more practical location
Department of Infrastructure (DOI) - Highways Division
Conditional No ObjectionHighway Services does not oppose this application subject to the following conditions...
Conditions requested: Prior to the occupation of any dwelling the car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter.; During construction of this development a minimum of 10 car parking spaces plus 1 disabled space must remain free from obstruction and available for use only in connection with the occupation of the apartments approved under PA 15/01141/B
Department of Infrastructure Public Estates and Housing Division
Conditional No ObjectionThe Department would therefore request that consideration be given by the Planning Committee to include a requirement... for the applicant to enter into a Section 13 Agreement with the Department to provide 25% affordable housing.
Conditions requested: Section 13 Agreement with the Department to provide 25% affordable housing
