3 September 2024 · Planning Committee
Ramsey Bakery Business Park, Station Road, Ramsey, Isle Of Man, IM8 2lf
The application seeks to convert a large former bakery building in an industrial-zoned area into 10 general industrial units (1072sqm), self-storage units (935sqm), and ground-floor office space (100sqm), with limited external changes like new roller shutter doors, rendered walls replacing some cladding, and demolition…
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
Although the office use does not fully comply with the industrial zoning or Business Policies 5 and 7 of the Strategic Plan, the overall proposed uses are in keeping with the zoning, and the office el…
Business Policy 5
Requires industrial/storage only on industrial land, no retailing except specific cases. Industrial/storage compliant with zoning, but office not; overall use accepted as keeping with zoning and not detracting from town centre.
Business Policy 7
Offices only in town centres or exceptions (business parks, historic buildings). Site not qualifying, but office scale justified to secure building maintenance per local plan, compatible with mixed locality near town centre.
Business Policy 1
Encourages employment growth if policy-compliant. Proposal provides employment opportunities in zoned industrial area with good labour access.
Strategic Policy 1
Efficient land use. Reuses vacant industrial building effectively.
Spatial Policy 5
Design/visual impact. Minor changes enhance site with more landscaping/openness.
Strategic Policy 6 - Major employment-generating development
Employment development on zoned land. Majority industrial/storage; good transport access.
Strategic Policy 10
Promote integrated journeys. Near bus stop; cycle parking conditioned.
General Policy 2
General considerations (design, amenity, highways, ecology, flood). All aspects assessed acceptable: visual improvements, no amenity harm, parking/highways ok, trees retained.
Transport Policy 4
Highways accommodate development traffic safely. Access/parking arrangements approved by DOI Highways.
Transport Policy 7
Parking standards met/exceeded for all uses.
Environment Policy 4
Nature conservation. Trees retained; new planting conditioned per DEFA.
Environment Policy 10 - Development and flood risk
Flood risk. FRA mitigation implemented via condition.
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.
Access arrangements
The development hereby approved shall not be occupied or operated until all access arrangements, including vehicular/bicycle and pedestrian areas have been provided in accordance with the approved plans (Drawing No. 23 1751 07 Rev A). Such areas shall not be used for any purpose other than for purposes associated with the development and shall remain free of obstruction for such use at all times. Reason: In the interests of highway safety.
Secure cycle provision
The development shall not be occupied or operated until the details of secure cycle provision to be installed within the designated cycle storage building shown on Drawing No. 23 1751 07 Rev A has been submitted to and approved in writing by the Department. The secure bicycle installations shall be provided in accordance with the approved details and shall thereafter be retained as such. Reason: To promote sustainable travel in the interests of reducing pollution and congestion.
Flood mitigation
The development must be carried out in accordance with the recommended Flood Mitigation measures stipulated in Section 2.3 of the Axis Consulting Engineers Ltd Flood Risk Assessment (FRA) and Revised Proposed Ground Floor Plan (Drawing No. 23 1751/08/A), and shall thereafter be retained as such. Reason: To safeguard the amenities of prospective occupiers and to ensure the development complies with Environment Policy 10 of the Strategic Plan.
Landscaping scheme
Within two (2) months of commencement of the development hereby approved, details of the plantings to be provided as part of the soft landscaping scheme for the landscape areas shown on Drawing No. 23 1751 07 Rev A, shall be submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and shall be retained as such thereafter. 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 units, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development 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. Reason: To provide adequate safeguards for the ecological species existing on the site and as the landscaping of the site is an integral part of the scheme and must be implemented as approved.
No additional mezzanine floors
Notwithstanding the meaning of development in Section 6 of the Town and Country Planning Act 1999 or any act revoking or re-enacting that Act, no mezzanine floors shall be constructed (Other than that shown on the approved Plans) without a further application for planning approval being submitted and approved. Reason: the parking provision is considered acceptable on the basis of the floor area of the proposed units as shown in the submitted plans.
Meets highway requirements in terms of vehicle/bicycle parking and access arrangements; no significant road safety or highway network efficiency issues; no objection subject to access per Drawing No. 23 1751 07 Rev A.
Satisfied with the amended Flood Risk Assessment and flood mitigation (after initial request for update).
Need suitable 24-hour access to substation; any electrical supply change requires ENE form.
Pleased trees along east retained (key for waxwings); no objection to grass removal or new planting subject to planting list with white-berried Sorbus species.
No objection.
Highway Services Division ultimately raised no objection subject to access arrangements matching approved drawing, after discussions on bus stop improvements outside the red line boundary.
Key concern: Bus stop accessibility improvements (Kassel kerbs) outside red line boundary
Highway Services
No ObjectionHighway Services DC raise no objection to the proposal subject to all access arrangements to accord to Drawing No. 23 1751 07 Rev A.; its omission from the proposal is not itself a reason for objection.; The proposal meets all other highway requirements in terms of vehicle/bicycle parking and access arrangements.
Conditions requested: all access arrangements to accord to Drawing No. 23 1751 07 Rev A
Highway Services
Conditional No ObjectionHighways DC request alterations to include provision of Kassel kerb to the bus top on the northern side of Station Road, and boundary treatment at the eastern access to indicate pedestrian priority at the vehicle crossover.; Recommendation: Request additional information / revisions.
Conditions requested: Placement of Kassel kerbs should be provided in the drawings to which the permission will be applied; Boundary feature at the access at the connection of the site and footway to indicate pedestrians maintain priority
DEFA Ecosystem Policy
Conditional No ObjectionThe Ecosystem Policy Team are really pleased to see that the trees along the east of the building are to be retained because... these trees are an important food source for wintering waxwings.; We recommend that the same species is planted to provide waxwings with additional food.
Conditions requested: Planting list to make sure the trees are appropriate; Same species as existing white berried Sorbus (possibly Sorbus glabriuscula, Sorbus hupehensis ‘White Wax’, or Sorbus cashmiriana) to provide waxwings with additional food
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to this proposal.
Manx Utilities
No ObjectionWe need to still ensure suitable and unrestricted 24 hour access to the substation. Any change to electrical supply will require an ENE form.
Department of Infrastructure Flood Risk Management
No CommentDEFER; Flood Risk Management’s input has been deferred pending further information; awaiting an updated FRA detailing flood mitigations.
