15 November 2024 · Delegated - Principal Planner (Chris Balmer)
2a, Water Street, Ramsey, Isle Of Man, IM8 1jp
The site is a three-storey stone building currently used as offices in Ramsey's Conservation Area, part of a terrace behind the Courthouse. The proposal replaces the existing single-storey rear annex with a full-width two-storey extension finished in PVC cladding, including a second-floor terrace with parapet and dorme…
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The officer assessed the principle of development as acceptable under Spatial Policy 2 as the site is in a mixed-use area within Ramsey settlement boundary for an existing commercial property's modera…
Spatial Policy 5
Requires consideration of design and visual impact. Officer found proposals provide suitable additions without detriment to Conservation Area character and appearance.
Strategic Policy 2 - Priority for new development to identified towns and villages
Supports development in service centres like Ramsey. Site in mixed-use area and settlement boundary accepts principle of moderate commercial extension.
General Policy 2
General development considerations including design (b,c) and amenity (g). Proposals comply as sympathetic design preserves character, no breach of 45-degree amenity lines.
Environment Policy 10 - Development and flood risk
Development and flood risk. High tidal flood risk site; mitigation measures from planning statement conditioned for implementation prior to occupation.
Environment Policy 35
Development in Conservation Areas. Rear extension not publicly visible; front alterations enhance poor elevation while preserving character.
Environment Policy 42 - character and need to adhere to local distinctiveness
Designed to respect locality character. Extension proportionate and modern yet sympathetic; front changes mirror historic fenestration.
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.
Flood risk mitigation
The flood risk mitigation measures outlined at paragraph 5.6.8 of the submitted Planning Statement shall be implemented and completed in full accordance with the approved details prior to the occupation of the development and thereafter maintained as such in perpetuity. Reason: To provide appropriate mitigation measures in an area of high flood risk.
No objection.
Highway Services raised concerns about balcony height and required amendments plus a highway licence; Flood Risk Management had no objection subject to conditions related to flood resilience; Ramsey Town Commissioners had no objections.
Key concern: balconies overhanging the footway should be no less than 2.6m from footway level
Highway Services Division
Conditional No ObjectionAs per the Manual for Manx Roads standard, balconies overhanging the footway should be no less than 2.6m from footway level.; Therefore, the applicant should reassess the proposals and provide additional information/plans where necessary taking account of point 1. above.; An oversailing of the highway licence from Highway Services will be required for the proposed balconies once planning permission is granted.
Conditions requested: first floor balcony should be increased in height from its lowest point to footway level to no less than 2.6m or the balcony barrier to be designed flat to the door in a Juliette type balcony design; oversailing of the highway licence from Highway Services will be required for the proposed balconies once planning permission is granted
Department of Infrastructure Flood Risk Management Division
Conditional No ObjectionDNOC; The existing property is within a Tidal flood zone; Sections 5.5.6/7 & 8 of the Planning Statement. Also suggest that all services (where possible) are fed from above so as not to be at flood level and flood resilient doors are used.
Conditions requested: all services (where possible) are fed from above so as not to be at flood level; flood resilient doors are used
Ramsey Town Commissioners
No ObjectionNO Objections
