18 April 2019 · Planning Committee
Workshop Office & Yard, Templar Terrace, Ramsey, Isle Of Man, IM8 3dr
The site is a derelict industrial yard in the North Shore area of Ramsey, surrounded by terraced housing and near the harbour. The proposal involved clearing the site and erecting 12 houses: six two-storey units on the western side and six three-storey units on the eastern side, including car parking, private gardens, …
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The officer assessed the principle of residential development on this brownfield light industrial site as acceptable in principle given surrounding residential uses and low economic impact from loss o…
Strategic Policy 3 - To respect the character of our towns and villages
Requires proposals to protect or enhance individual character of towns by regard to local materials and character in design. Officer found three-storey scale, bulk and density harmed character of two-storey terraces.
Spatial Policy 5
Requires new development to positively contribute to environment, potentially via Design Statement. Proposal's cramped layout and dominating massing failed to respect locality.
Strategic Policy 4
Protects landscape quality and nature conservation in urban areas. Character harm noted but flooding accepted.
General Policy 2
Requires development to respect siting/layout/scale/form (b), not harm townscape character (c), provide amenity (g), no adverse wildlife impact (d). Failed on scale harming character/amenity, overlooking, ecology.
Environment Policy 42
New development in settlements must account for local character in buildings/landscape. Three-storey designs out of keeping with Victorian terraces.
Environment Policy 4
Prohibits development adversely affecting protected species/habitats. Insufficient info on birds/bats in dilapidated buildings.
Transport Policy 4
Committee cited conflict due to traffic increase on narrow Marsden Terrace harming amenity (report focused on TP10/13/7, highways accepted subject to conditions).
No objection subject to conditions on access, parking, drainage, visibility splays
No concerns relating to proximity to hazard zone
Recommend minimum floor levels of 6.24mAD02; noted applicant's flood measures
Multiple consultees provided responses on PA 18/00528/B, with Highways recommending deferral due to access and parking issues, Ramsey Town Commissioners raising no objection but noting traffic concerns and requiring POS contributions, DOI Housing requesting 25% affordable housing…
Key concern: Highways recommending deferral due to inadequate parking court, junction radii, gradients, and drainage
Ramsey Town Commissioners
No ObjectionCommissioners considered the above application at their meeting held on Wednesday 17th October, 2018, and whilst they had no objection to the proposal, they made the following observations; Such concerns relate to then Isle of Man Strategic Plan 2016 General Policy (g), (h) and (i)
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners agree in Principle with the use of the site for residential development
Highway Services Division
Conditional No ObjectionA revised site plan is required to show a 6m aisle width for the parking court; The site access junction radii should be 6m as this is the standard
Conditions requested: planning conditions to deal with the road/footway gradients being no more than 1:12; proposed drainage arrangements to prevent surface water discharge onto the adjacent public highway; visibility splays to be provided and maintained on a permanent basis; Nothing above 1.05m in height can be provided within the visibility splay areas; boundary walls along the site frontage and side would be no higher than 1m
Highway Services Division
ObjectionHighway Services request that the application is deferred to allow the applicant to consider the above; Recommendation: DEFER
DOI Public Estates & Housing Division
Conditional No Objectionwe confirm that we have looked at the above application and we have considered the provision of the 25% affordable housing requirement
Conditions requested: include a requirement, in respect of any approval granted for this site, for the applicant to enter into a Section 13 Agreement with the Department to provide 3 affordable housing units, based upon the usual calculation of 25% of the total
Manx Utilities Authority Drainage
Conditional No Objection600mm freeboard for residential developments; tide level for the 200-year + CC (2115) design event at 5.64mAD02 with the addition of a 600mm freeboard
Conditions requested: finished floor levels are set to a minimum of 6.24mAD02
Manx Wildlife Trust
No CommentThere are no photos to deal with the current state of buildings and structures that may offer potential for wildlife; The site may even require a bat survey from the description
Conditions requested: photographs of existing buildings and structures; bat survey
Senior Health and Safety Officer
No ObjectionHSWI does not have concerns or objections relating to the proximity of this proposed development to a hazard zone
