9 January 2026 · Planning Committee
Communal/Landlords, Burnville Court, Mooragh Promenade, Ramsey, Isle Of Man, IM8 3ah
The proposal involves constructing a contemporary 6-storey detached building containing 12 two-bedroom apartments with balconies/terraces, lower ground floor parking for 12 cars, cycle storage, bin storage, and landscaping including a green roof.
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The officer considered the site designated for residential development under the Ramsey Local Plan, with the proposal's scale, proportion, finish and contemporary design sitting comfortably between ne…
Strategic Policy 1
Requires optimising previously developed land, efficient site use, utilising infrastructure. Site is under-used garden in residential zone near services; proposal efficient infill using existing access.
Strategic Policy 10
Promotes integrated transport minimising car journeys, using public transport, no highway safety impact. Location near town centre/public transport acceptable despite reduced parking.
General Policy 2
Requires respecting site/surroundings in scale/form/design, no adverse amenity/landscape/highway/ecology/flood impacts. Design matches neighbour scale, mitigations address concerns.
Environment Policy 4
Protects ASSI/MNR/protected species from adverse effects. Initial objection overcome by green roof, bird bricks, anti-strike glass, landscaping conditioned for net gain.
Environment Policy 13
No unacceptable flood risk. FRA shows protection above flood level; condition for defences despite Flood Division preference against brownfield development.
Environment Policy 42
Design respects local character/identity, no inappropriate backland/green space loss. Contemporary design acknowledges Victorian scale/massing per Ramsey Local Plan.
Housing Policy 4
New housing in existing towns like Ramsey. Sustainable urban infill location approved.
Housing Policy 5
25% affordable for 8+ dwellings via commuted sum £40,575 as on-site units too large.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Parking plan approval
Notwithstanding the details already submitted, a detailed plan which shows a total of 12 vehicle parking spaces within the lower ground floor car park shall be submitted in writing to the Department for approval and with at least one parking space as shown on this approved plan shall be allocated to each apartment within the apartment building hereby approved and shall be ready for use prior to the occupation of any apartment and retained thereafter for the parking of vehicle/s for that apartment.
Bird strike prevention
Prior to occupation of any apartment and notwithstanding the details shown on the approved plans, all glass balustrades/balconies throughout the development shall be installed with measures to prevent bird strikes to be either etchings on the glass or use of ultraviolet decals, and thereafter retained.
Materials approval
Prior to the commencement of any development a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Planning Authority. The development shall not be carried out unless strictly in accordance with the approved details.
Bin storage plan
Notwithstanding the details already submitted, a detailed plan which shows adequate bin storage within the lower ground floor shall be submitted in writing to the Department for approval and this approved bin storage shall be completed and ready for use prior to the occupation of any apartment and retained thereafter for the sole use of the occupants of the apartment building.
Soft landscaping scheme
Prior to the commencement of any development full details of soft landscaping works shall be submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new planting showing, type, size, maximum height growth and position of each and including specifications for the green roof. 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 any apartment, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Hard landscaping scheme
Prior to the commencement of any development full details of hard landscaping works shall be submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the hard landscaping surfaces shall include colours, textures and manufacturers' details of the proposed materials. The development shall be undertaken in full accordance with these approved details prior to first occupation of the development hereby approved.
No future extensions
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2025 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the building hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Obscure glazing
Obscure glazing (Pilkington level 5 or equivalent) shall be installed in the following windows and shall be maintained as such thereafter; West Elevation Upper Ground Floor - Bathroom First Floor - Bathroom Second Floor - Bathroom Third Floor - Bathroom.
Cycle storage plan
Notwithstanding the details already submitted, a detailed plan which shows cycle storage (12 spaces) within the lower ground floor shall be submitted in writing to the Department for approval and this approved cycle storage shall be completed and ready for use prior to the occupation of any apartment and retained thereafter for the sole use of the occupants of the apartment building.
Bird brick provision
Prior to the commencement of any development full details of bird brick provision have been submitted and approved in writing by the Department and these approved details shall be completed prior to the occupation of any dwelling.
Access ramp details
Notwithstanding the details already submitted, a detailed plan demonstrating the access ramp details with a 1:12 gradient shall be submitted in writing for approval by the Department and this plan shall be full adhered and completed prior to the occupation of any apartment and retained thereafter.
Flood risk management plan
Prior to the commencement of any development details of Flood Risk Management Plan and demountable flood defences or similar across the main vehicular access of the site onto Mooragh Promenade shall be submitted to, and approved in writing by the Department and these details shall be full adhered and shall be ready for use prior to the occupation of any apartment and retained thereafter.
No objection/conditions added
No objection in principle post drainage amendments
DNO (do not oppose), services raised above flood heights
No issue with proposal as it stands
No objection, welcomed addition of apartments
Manx Utilities have no objection in principle to the drainage proposals but raise concerns about outfall adoption, location, and landowner permission. DEFA Biodiversity objects due to lack of ecological information and potential impacts on protected sites. DOI Highways and Flood Risk Management have no objections, with some drainage recommendations.
Key concern: Objection from DEFA Biodiversity due to lack of ecological assessment and potential damage to nearby ASSI and MNR
Manx Utilities
Conditional No ObjectionIn principle MU have no issues with the new outfall, however if you could address the below; Do you wish for this outfall to be adopted by MU? If so, we will require additional information post planning regarding the proposals and the diameter must be 225mm minimum; The location of the outfall is where MU have a pump station so you will need to alter the location to avoid the PS wet well chambers
Conditions requested: additional information post planning if outfall to be adopted by MU; diameter must be 225mm minimum; alter location of outfall to avoid PS wet well chambers
DEFA Biodiversity
ObjectionObjection due to lack of information and potential impact on legally protected sites; These plans would result in a net loss for biodiversity; Development of this area without addressing the ecological risks... would be contrary to Strategic Policy 4 and Environment Policy 4
Conditions requested: No works to commence unless details of avoidance and mitigation measures for pollution/runoff to ASSI/MNR approved in writing; No works to commence unless soft landscaping plan for nesting/sheltering birds approved in writing; No works to commence unless bird brick mitigation plan (type, location, height, number) approved in writing; No works to commence unless plan to prevent bird strikes on glass balustrades (etching, UV coatings, decals) approved in writing
DOI Highways Development Control
No ObjectionLooking at the drainage plans, I see no issue from a Highway Development Control point of view
DOI Highways Drainage
Conditional No ObjectionPermission will be required from Isle of Man Harbours to install the outfall and pipework within the harbour boundary; Unless there is an alternative surface water disposal route, we recommend that permission is obtained prior to the determination of the planning application
Conditions requested: obtain permission from IOM Harbours prior to determination; provide plan showing extent of pipework to be offered for adoption; discuss with Flood Risk Management re updated Ramsey flood model
DOI Flood Risk Management
No ObjectionDNO; The proposed building is within a flood zone and we would recommend that Any services in the lower ground floor are raised above potential flood heights
Conditions requested: Any services in the lower ground floor raised above potential flood heights
DOI Public Estates and Housing
No CommentIt would be impossible to select any apartments in this proposed building for use of affordable housing; The Department’s advice is that the Commuted Sum in lieu of each affordable apartment is £13,525, resulting in a total Sum payable of £40,575
Conditions requested: Section 13 Planning Agreement for Commuted Sum of £40,575 in lieu of 3 affordable units
