Conversion of Former Ground Floor Restaurant and First Floor Function Room Into four Apartments, roof alterations for the creation of a second floor...

Refusal Reasons

• ✗The site is located on the quayside adjoining Ramsey Harbour and lies within in a High Risk Flood Zone in respect of tidal flooding. The proposed development is unacceptable because it would involve the provision of sleeping accommodation at ground floor level. This would be compounded by the fact that no cellar floor plan is submitted either as part of the existing use /layout of the premises, or for any intended future use. This would further add to concerns regarding the change of use to residential accommodation and the potential impact for occupants' safety should a flood event occur. In addition, insufficient flood prevention measures and/or flood mitigation measures have been proposed as part of the development to avoid the potential for flood risk and consequent harm to the personal safety of occupants of the ground floor apartments. This is contrary to the provisions of General Policy 2 (l), and, Environment Policy 10 in the Isle of Man Strategic Plan 2016.
• ✗The proposed new apartment 4 will not be served directly by a kitchen window. Its bedroom, bathroom and terrace will have their windows facing east towards Mona Street away from the harbour, and directly onto the side wall of the neighbouring structures at the rear of the Royal Hotel, and rear yards at Nos. 12 and 14 Market Place East. As such, the terrace/windows from Apartment 4 would provide an outlook over the gable wall a few metres away; and, over these neighbouring properties back yards. This would provide an unacceptably poor outlook and low level of amenity for future occupants of Apartment 4. In this regard, the development would be unacceptable and would fail to accord with the provisions of Policies GP2 and H17 in the Isle of Man Strategic Plan 2016.
• ✗The proposal in respect of the proposed addition of the terrace/windows in the south side of the building to serve Apartment 4 would provide an outlook over the gable wall a few metres away; and, over neighbouring properties back yards located immediately to the south. This would provide an unacceptable degree of overlooking, observation and loss of privacy to occupants of these neighbouring properties. In this regard, the development would be unacceptable and would fail to accord with the provisions of Policies GP2 and H17 in the Isle of Man Strategic Plan 2016.