8 March 2019 · Planning Committee
Mart, Bowring Road, Ramsey, Isle Of Man, IM8 2lj
The site is a cleared brownfield parcel previously used as a livestock auction mart with derelict buildings, located between Bowring Road and Derby Road in Ramsey town centre, zoned mixed use. The development proposes three contemporary apartment blocks: Block A (three-storey, 4 units, replacing former three-storey bui…
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The officer concluded the residential development accords with the mixed use zoning in the Ramsey Local Plan and represents redevelopment of previously-developed brownfield land, optimising use per St…
Strategic Policy 1
Requires optimising previously developed land, efficient site use, and utilising infrastructure. Officer assessed site as brownfield (cleared derelict mart buildings), town centre location with access to services, justifying residential redevelopment.
General Policy 2
Requires development respecting site/surroundings in siting, layout, scale, design, landscaping; no adverse amenity/highway/flooding impacts; adequate parking/services. Officer found proposal complies: appropriate form/massing, screened design improves derelict site, sustainable parking, no significant amenity harm, flood mitigation.
Environment Policy 10
Requires flood risk assessment and mitigation on flood risk sites. Site in High Risk Flood Zone (Tidal/River); Flood Risk Assessment submitted with barriers/non-return valves accepted by Manx Utilities.
Housing Policy 4
New housing primarily in towns/villages. Site in Ramsey town centre suits this; brownfield redevelopment acceptable.
Transport Policy 7
Requires parking per standards (38 spaces needed, 22 provided). Reduced standard justified by town centre proximity to public parking/transport (not at capacity per study), cycle spaces; condition secures provision.
Housing Policy 5
25% affordable housing for 8+ units. Section 13 agreement for 5 units, later commuted to £23,310 sum.
Recreation Policy 3
Requires landscaped amenity/recreational space per standards (1312sqm needed, 1059sqm + shared surface provided). Shortfall accepted due to nearby play areas/parks, brownfield benefits.
Recreation Policy 4
Open space on-site or nearby, accessible by foot/transport. Nearby facilities within walking distance justify on-site reduction.
Environment Policy 42
New development to respect local character, no inappropriate backland. Contemporary design accepted as fitting town centre variety, improving derelict site.
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.
Cooperage Lane one-way
The development hereby approved shall not commence until Cooperage Lane is operating as a one way system. Reason: In the interests of highway safety.
Parking and turning
The development hereby approved shall not be occupied 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. Each apartment is required to be allocated at least one space each and retained thereafter. 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. Details of the soft landscaping works include planting to all the areas of open space and car park/along lane. 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. 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.
no objection
no objection following Flood Risk Assessment
request Section 13 Agreement for 25% affordable housing (5 units), discussions held, later commuted sum agreed
Manx Utilities initially requested a Flood Risk Statement but later confirmed no objection after review; Highways opposed due to insufficient parking and access issues; Public Estates and Housing requested affordable housing provision; Ramsey Town Commissioners had no objection to amended plans.
Key concern: insufficient car parking and access impacting street parking and emergency vehicle manoeuvrability
Manx Utilities
Conditional No ObjectionManx Utilities Authority has assessed the above planning application and would like to advise you that the Authority has no objection to the application subject to the following condition/s; the proposed construction of two apartment buildings within a tidal flood zone as per the attached flood map
Conditions requested: applicant submits a Flood Risk Statement prior to approval advising on finished floor levels of 600mm above the 1 in 200 year tidal levels plus climate change (current level for Ramsey is 5.64m, Douglas 02 Datum) and detailing flood resilient measures such as electric points above predicted flood levels, non-return valves on foul or surface water drains, and flood warning management; proposed apartments must be connected to the public sewer(s) in a manner acceptable to Manx Utilities; all drainage works must conform to the requirements of 'Manx Sewers for Adoption'; any necessary CCTV surveys are to be carried out at the developer's expense; communication fee payable to Manx Utilities Authority for each apartment connected to public drainage system per Sewerage Act 1999
Manx Utilities
No ObjectionI can confirm that we have reviewed the Flood Risk proposals as provide on the attached document and I can confirm that Manx Utilities have no objection to this development
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 affordable housing, based upon the usual calculation of 25% of the number of units approved within the application
Conditions requested: applicant to enter into a Section 13 Agreement with the Department to provide affordable housing, based upon the usual calculation of 25% of the number of units approved within the application
Department of Infrastructure Highways Division
ObjectionHighway Services should oppose this application; the proposed car parking provision of twenty car parking spaces and eight uncovered cycle parking spaces is considered to be insufficient and would potentially have a detrimental impact on street parking in the surrounding area contrary to Transport Policy 7 of the Isle of Man Strategic Plan
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners considered the above application at their meeting on Wednesday 21st March, 2018 and have no objection to the amended plans
