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25/90052/B Page 1 of 8
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90052/B Applicant : Third Man Properties Proposal : Conversion of existing residential unit above public house into 2No apartments, minor alterations to external appearance of the building and erection of extension over existing rear outlet (in association with 25/00053/CON) Site Address : Stanley Hotel West Quay Ramsey Isle Of Man IM8 1DW
Planning Officer: Russell Williams Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 30.04.2025 __
Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
C 1. 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.
C 2. The development shall be completed in accordance with the materials as indicated on approved drwg no. 24-1830-05.
Reason: In the interests of the character and appearance of the site and surrounding area.
C 3. The rooflights hereby permitted shall be flush fitting and of a conservation style only.
Reason: In the interests of preserving the charcater and appearance of the building and Ramsey Conservation Area.
This application has been recommended for approval for the following reason. The proposed development comprises of a sustainable residential use of the building that affords appropriate amenity to future occupants, preserves the character or appearance of the Conservation Area, and does not adversely impact upon highway safety or flood risk. The proposal therefore complies with General Policy 2, Housing Policies 4 and 17 and Environment Policy 35, together with the Residential Design Guide 2021 and the Ramsey Local Plan.
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Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 15 January 2025:
24 1830 01 - Site & Location Plan 24 1830 02 - Ground & First Floor Survey Drawing 24 1830 03 - Second Floor & Elevations Survey Drawing 24 1830 04 - Ground & First Floor Proposal Drawing 24 1830 05 - Second Floor & Elevations Proposal Drawing 24 1830 06 - Sections and 3D images __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: Ramsey Town Commissioners - No objection DOI Highway Services - No objection __
Officer’s Report
1.0 THE SITE
1.1 The application site is the curtilage of The Stanley Hotel, West Quay, Ramsey, which is a large attached property, location on the corner of East Street and West Quay.
1.2 The existing building has a range of external finished to the walls, including painted render, spar dash and facing brick, beneath a slate roof. The building is generally 2.5 storeys in height with single storey elements to the side and rear.
1.3 The Stanley Hotel has a range of window styles, with the front two elevations being casement windows, the side elevation having one casement and one sliding sash with glazing bars, and the rear having uPVC side opening windows.
1.4 The existing building currently comprises a public bar to the ground floor together with a lounge, kitchen and two bedrooms at first floor and four bedrooms at second floor level.
2.0 THE PROPOSAL
2.1 The application seeks planning permission for internal works to convert the existing first and second floor accommodation into 2 no. self contained flats, together with the erection of a first floor extension to the rear of the building, to create a bathroom for the second floor flat. Each flat will be served by a bathroom and kitchen/lounge and have access to a shared bike store. Flats will be accessed off the rear courtyard via an internal staircase.
2.2 External alterations include the replacement of windows and doors with new uPVC, additional rooflights to the front and rear roof and the replacement of the existing fibre cement roof slates with new natural roofing slate.
2.3 The rear dormer extension will be clad in composite boarding, hung vertically in a grey colour with a smooth finish. The flat roof will be grey coloured polyroof or similar approved flat roofing system.
2.4 New rainwater goods will be grey coloured UPVC units laid to fall on grey fascia boards.
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3.0 PLANNING POLICY
3.1 The site lies within an area zoned as Mixed Use on The Ramsey Local Plan Order 1998. The property is also situated within a Conservation Area and an Area at high risk of flooding (tidal).
3.2 General Policy 2 of the Strategic Plan is considered applicable, which states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
3.3 Strategic Policy 1: "Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under- used land and buildings, and re-using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services."
3.4 Strategic Policy 2: "New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions (2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3."
3.5 Strategic Policy 10: New development should be located and designed such as to promote a more integrated transport network with the aim to: (a) minimise journeys, especially by private car; (b) make best use of public transport; (c) not adversely affect highway safety for all users, and (d) encourage pedestrian movement
3.6 Housing Policy 4: "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(1) of these towns and villages where identified in adopted Area Plans..."
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3.7 Housing Policy 17 states: "The conversion of buildings into flats will generally be permitted in residential areas provided that: (a) adequate space can be provided for clothes-drying, refuse storage, general amenity, and, if practical, car-parking; (b) the flats created will have a pleasant clear outlook, particularly from the principal rooms And (c) if possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area."
3.8 Transport Policy 7 states: 'The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.'
3.9 Environment Policy 10: "Where development is proposed on any site where in the opinion of the Department of Local Government and the Environment there is a potential risk of flooding, a flood risk assessment and details of proposed mitigation measures must accompany any application for planning permission. The requirements for a flood risk assessment are set out in Appendix 4."
3.10 Environment Policy 13 "Development which would result in an unacceptable risk from flooding, either on or off-site, will not be permitted."
3.11 Environment Policy 35 which states: 'Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development'.
3.12 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man is a material consideration.
4.0 OTHER MATERIAL CONSIDERATIONS
4.1 The Residential Design Guide is a material consideration.
4.2 Section 18(4) of the Town and Country Planning Act (1999) is relevant and states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act".
5.0 PLANNING HISTORY
5.1 19/00639/B - Installation of replacement windows to front elevation - 2 August 2019
6.0 REPRESENTATIONS
6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows:
Ramsey Town Commissioners - No objection.
DOI Highway Services - After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the site is in a sustainable location in Ramsey centre and the proposals are within an existing building footprint.
6.2 No representations have been received from members of the public.
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7.0 ASSESSMENT
7.1 The following issues are relevant in the determination of this application; (a) principle of the residential use; (b) potential impact upon highway safety/parking provision; and (c) residential amenity, and (d) heritage.
PRINCIPLE OF DEVELOPMENT
7.2 The application site is centrally located within the contiguous built-up area of Ramsey and is close to the "town centre". Having regard to the Town and Country Planning (Change of Use) (Development) (No.2) Order 2019, it is noted that the site falls within an area specified in Schedule 2 as allowing for the change of use of food and drink places to flats, pursuant to Class 2 of the Order. The application fails to form Permitted Development for the change of use as there is no direct access to the proposed flats from the primary frontage of the building; otherwise though the conditions set out within Class 2 are complied with and a redesign of the internal access would otherwise allow the conversion works to take placed utilising Permitted Development. Notwithstanding, the application site is located on land that is designated as a "Mixed Use" which includes options for residential use where it is compatible with other uses in the area.
7.3 In the Adopted Isle of Man Strategic Plan (2016), Strategic Policy 2 prioritises the location of new development within existing towns and villages. Spatial Policy 5 goes on to confirm that "New development will be located within the defined settlements."
7.4 Housing Policy H4 states that: "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans."
7.5 Having regard to the above policies, the application site is located within an accessible and sustainable location where the principle of residential development is supported by both Strategic Plan Policies and the Ramsey Local Plan Order 1998. A residential use of the first and second floor areas would be compatible with the "mixed use" designation and the formation of two new flats is a use that would be compatible with adjoining land uses.
7.6 Having regard to the above considerations, and subject to an assessment of material considerations, it is accepted that the principle of development on the site is acceptable and compliant with the aforementioned Strategic Plan and Area Plan policies.
HIGHWAY SAFETY AND PARKING
7.7 General Policy 2 requires, inter-alia that development will provide safe and convenient access for all road users and that road safety or local traffic flows are not unacceptably effected. Transport Policy 7 sets out the requirement for parking provision associated with new residential development.
7.8 The proposals do not provide any private parking within the site, which save for a small yard area does not contain any external space. Notwithstanding, there are a number of public car parking spaces in close vicinity, as well as a number on-street parking (Parliament St & Quayside). Also, the site is within the centre of Ramsey, which benefits from public transport links to the whole Island and the site is also within walking distance of the town centre where shops and employment are located. The site is therefore fundamentally sustainable and a location where small, car free residential developments can be supported.
7.9 The application includes the provision of cycle storage within the building which is suitable.
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7.10 Highway Services do not object to the proposals and the lack of parking for the two flats is not considered to give rise to any adverse impacts upon highway safety in the area.
AMENITY
7.11 Regarding residential amenity, Housing Policy 17 states that any apartment needs to have a "pleasant clear outlook, particularly from the principal rooms". The principle rooms to both flats look out to the north over West Quay and Parliament Street to the south, with secondary windows looking west towards East Street. The outlook provided to principle rooms is considered to be acceptable.
7.12 Residents will not have access to any private amenity space but the site is within an area where access to public open space is plentiful and there are parks, gardens and other areas in close proximity. Flats are not generally served by private amenity space and so this is not considered to be a reason to object to the proposals.
7.13 The site benefits from a small courtyard and internal store which will provide adequate storage space for bins and bicycles.
HERITAGE
7.14 The site is not a registered building but is located within the Ramsey Conservation Area. Consideration therefore needs to be given to the impact of the proposed alterations to the external appearance of the building, having regard to Section 18(4) of the Town and Country Planning Act (1999), Environment Policy 35 and General Policy 2.
7.15 The extent of the external changes are generally limited to reroofing the building, replacing windows and doors and the modest rear extension. The re-roofing of the building with natural slates is an enhancement to the area compared to the existing fibre cement slates and is a welcome alteration.
7.16 The replacement of windows and doors will see new uPVC double glazed units installed. Windows to the north elevation have previously had permission to change to uPVC. Those now proposed have the same opening mechanism as the previous approval and the changes to other windows to the side and rear of the building generally have the same opening mechanisms or propose an improved option compared to existing top hung casements. The proposed pattern and section of glazing bars are acceptable.
7.17 The proposed velux rooflights are not shown to be Conservation Style, though this can be controlled by condition in order to avoid the additional rooflights from protruding beyond the slates which would give an unacceptable visual appearance.
7.18 Regarding the proposed rear extension, it is noted that this forms a small first floor addition with a shallow flat roof. The design is relatively contemporary but the materials and design result in a subservient appearance to the original building. The extension sits quietly to the rear and its visibility in the street scene is limited, such that there will not be any significant adverse impact upon either the original building or character and appearance of the Conservation Area.
7.19 Overall, the proposed alterations are considered to comply with General Policy 2 and Environment Policy 35.
FLOOD RISK
7.20 The application site is located within High Risk Flood Zone (tidal). The application is not supported by a flood risk assessment, though the Flood Risk Management team were consulted
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but have not responded with any comments, and so it is read that there is no objection from the consultee. Whilst the change of use to flats gives rise to concern over the safety of occupants within residential accommodation, in this instance all sleeping and living accommodation associated to the two flats being proposed is located at first and second floor level and is therefore clear of the flood zone.
7.21 It is accepted that should a flood event occur, any evacuation would not be possible until waters subside. Given the location of the site, within the town centre where a number of comparable proposals have been approved previously, re-using the existing building for flats is considered to be acceptable use given that occupants will not be at risk should a flood event occur due to the location of the accommodation at first and second floors.
8.0 CONCLUSION
8.1 The proposed development comprises a sustainable residential use of the building that affords appropriate amenity to future occupants, preserves the character or appearance of the Conservation Area, and does not adversely impact upon highway safety or flood risk. The proposal therefore complies with General Policy 2, Housing Policies 4 and 17 and Environment Policy 35, together with the Residential Design Guide 2021 and the Ramsey Local Plan.
8.2 It is therefore recommended that the application be approved.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to: o Applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
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I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
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Decision Made : Permitted
Date: 30.04.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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