20 August 2024 · Delegated - Principal Planner (Chris Balmer)
4, Christian Street, Ramsey, Isle Of Man, IM8 1dg
The proposal involves renovating a vacant two-storey stone building in a mixed-use area of Ramsey by adding a new pitched roof with roof lights, converting a loading door to a window with Juliet balcony, installing a new first floor window and loading door, and adding a small flat-roof ground floor extension at the nor…
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The officer assessed the proposal's impact on the building itself, character and streetscene, and neighbouring amenities. Despite noting the design as overly domestic with an unusual small pitched roo…
General Policy 2
General Policy 2 (b) (c) (g) of the Isle of Man Strategic Plan 2016 requires protection of character, streetscene, and amenities. The officer tested the proposal against these aspects, finding no harm to the building appearance despite domestic elements, no negative streetscene impact in mixed-use area, and no overbearing or overlooking to neighbours, thus fully complying.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
No change of use
This approval does not include change of use, whether to residential, tourist or otherwise. Reason: In the interest of clarification. The applicant has specified that no change of use is involved and the assessment is made on this basis.
Bat and bird survey
No development shall commence until a preliminary bat and bird survey has been submitted to and approved in writing by the Department. The bat survey shall identify impacts on bat species together with mitigation, where appropriate, including a timetable for its implementation. The development shall not be carried out unless in accordance with the approved details. Reason: To provide adequate safeguards for the bats.
no objection
does not oppose; no significant negative impact on highway safety, network functionality and/or parking
requesting that no sleeping accommodation should be permitted on the ground floor
recommending a preliminary assessment for bats and birds
DEFA Ecosystem Policy Officer recommends bat and bird surveys prior to determination; Highways, Flood Risk Management (with condition), and Ramsey Town Commissioners have no objections; a neighbour raises concerns about working hours and nesting birds.
Key concern: potential for roosting bats and nesting birds requiring surveys prior to determination
Ecosystem Policy Officer (DEFA)
Conditional No ObjectionThe Ecosystem Policy Team therefore recommend that a preliminary assessment for roosting bats and nesting birds is undertaken on the building by a suitably qualified ecological consultancy.; Survey reports should be submitted prior to determination of this application, in line with best practise, which is referred to in Section 9.2.4 of the British Standard Biodiversity - Code of Best Practise for Planning and Development (BS 42020:2013).
Conditions requested: preliminary assessment for roosting bats and nesting birds by suitably qualified ecological consultancy; report detailing findings of preliminary assessment and any additional surveys with avoidance and mitigation measures submitted to Planning prior to determination
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking.
Department of Infrastructure Flood Risk Management Division
Conditional No ObjectionDNOC; The property is within a high risk Flood Zone; No sleeping accommodation should be permitted on the ground floor
Conditions requested: No sleeping accommodation should be permitted on the ground floor
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to this proposal.
