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25/90449/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90449/B Applicant : Mr Steen Heidemann Proposal : Erection of a three storey extension on the north elevation, extensions to the lower ground floor, additional use of three bedrooms to be used as tourist accommodation during TT/MGP, creation of parking area and vehicular access Site Address : Beach House Stanley Mount East Ramsey Isle Of Man IM8 1NP
Planning Officer: Peiran Shen Photo Taken :
Site Visit :
Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 04.08.2025 __
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. All access arrangements, including visibility splays and boundary wall and fences shall be completed in accordance with the approved details in drawing no. H/6228/41(E) and H/6228/42(A), which has been received on 9th June 2025, and retained thereafter.
Reason: To ensure that sufficient provision is made for off-street parking and in the interests of highway safety.
C 3. No development shall commence until 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 Department. The development shall not be carried out unless in accordance with the approved details.
Reason: In the interests of the character and appearance of the site and surrounding area.
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25/90449/B
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C 4. All new windows shall be painted timber double hung vertical sliding sashes with joinery details to match the originals, and shall be retained as such.
Reason: To ensure the satisfactory preservation of the existing property
C 5. 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 dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Reason: To control development in the interests of the amenities of the surrounding area.
C 6. The tourist unit hereby approved may only be used no earlier than three days before the first practice associated with the TT races & MGP Festival of Motorcycling and up to three days after the last race in each event. No permission is given for the use of the approved tourist unit between the two events and must revert to additional living accommodation associated with the main house Beach House.
Reason: The application is for the use of the unit for the TT & MGP Festival of Motorcycling periods only and the impact upon on street parking has be considered on this basis only.
This application has been recommended for approval for the following reason. The proposal does not harm the character of the area or highway safety or parking and has an acceptable impact on neighbouring amenities.
Plans/Drawings/Information;
This approval relates to the documents, cover letter, location plan and drawing no. H/6228/20, H/6228/31(C), H/6228/41(B), which have been received on 30th April 2025, and drawing no. H/6228/41(E), H/6228/42(A), which have been received on 9th June 2025.
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: Ramsey Town Commissioners - No objection Department of Infrastructure Highway Services - No objection subject to conditions which have been applied Department of Infrastructure Highway Drainage - Objection does not relate to material planning considerations
It is recommended that the owners/occupiers of the following properties should be given the Right to Appeal as they have submitted an objection that meets the specified criteria: Flat 3, Ramsey House, Stanley Mount East, Ramsey Flat 2, Pier View, Stanley Mount East, Ramsey Flat 4, Pier View, Stanley Mount East, Ramsey Flat 1, Lyndhurst, Stanley Mount East, Ramsey
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25/90449/B
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Officer’s Report
THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE GIVEN THE LEVEL OF OBJECTION FROM THE PUBLIC, CONTRARY TO THE RECOMMENDATION OF THE PLANNING OFFICER
1.0 THE SITE 1.1 The application site is Beach House, a part-three-storey/part-two-storey dwelling (roadside frontage) sited to the eastern side of Stanley Mount East and the southwest of the Queens Pier within Ramsey. To the rear, given the topography of the land, the property is part three-part or four-storey in height. The north and west boundary of the site is a wall.
1.2 The dwelling is traditional in appearance but of unusual design. The main section of the dwelling is the three- or four-storey central section, which is flanked on either side by wing extensions. The dwelling features many traditional elements, including ornate detailing around the traditional sliding sash windows and main entrance, as well as a large chimney stack running through the centre of the dwelling, finished in painted render with a slate roof.
2.0 THE PROPOSAL 2.1 The proposal is the demolition of the north and west boundary wall to create an off- road parking space.
2.2 The proposal also includes raising the ground level to the same level as the road, installing railings between the newly created parking space and the house, and the erection of a 0.4m tall wall with railing on the northern boundary.
2.3 The proposal also includes removing a window on the first floor of the proposed extension on the north elevation, which relates to PA 24/00194/B.
2.3 PA 24/00194/B has a proposed extension on the north elevation of the main house. It consists of a two-storey flat-roof extension (appears one-floor on the west elevation) and a mono-pitched-roof extension on the top. It has parapets, traditional windows, and the same render as the existing buildings. The mono-pitched-roof extension would be symmetrical to the mono-pitched-roof extension on the south elevation.
2.4 PA 24/00194/B also includes an extension to the lower ground floor on the northwest corner, and it creates additional bedrooms and storage.
2.5 PA 24/00194/B also includes the erection of a single-storey extension to the north of the existing main entrance of the property, which has a width of 1.7m and a depth of 3m. While providing a small amount of floor area internal to the lobby, the proposal also enables the installation of classically styled columns/pillars in the entranceway around and above the existing entrance to the dwelling.
3.0 PLANNING HISTORY 3.1 The erection of three storey extension on the north elevation, extensions to the lower ground floor and variation of condition 2 of the PA 19/00176/B to allow three bedrooms to be used as tourist accommodation during TT/MGP was APPROVED under PA 24/00194.
3.2 Alterations, erection of extensions and additional use of residential dwelling as tourist living accommodation was APPROVED AT APPEAL under PA 19/00176/B. The current application is based on this application with many changes, such as reduction of the width of the north extension, the layouts of the extensions and which bedrooms can be used as tourist accommodation. The existing south extension has been built under this approval.
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3.3 Minor Changes application to PA 19/00176/B involving alterations to external appearance received a Split Decision under PA 21/00670/MCH. The changes to PA 19/00176/B is mostly error corrections and small elevation changes. The addition of a flue and alteration to front elevation windows were excluded from the approval.
3.4 Erection of raised terrace area to the rear with under storage and balustrade was APPROVED under PA 22/00040/B.
3.5 Alterations and erection of extensions - 08/00807/B - APPROVED. This application essentially proposed the first-floor winged extensions, similar to those in the 2019 application. This application was not implemented.
4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Predominantly Residential in the Ramsey Local Plan 1998. The site is not within a Conservation Area.
Strategic Policy 4.2 The Isle of Man Strategic Plan 2016 (IOMSP) contains the following policies that are considered materially relevant to the assessment of this current planning application: o General Policy 2 (b) (c) (g) (h) (i) o Environment Policy 42 o Section 8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use o Transport Policy 7 o Appendix 7.6 o Business Policy 13
4.3 Isle of Man Strategic Plan has no assumption in favour of new development. In decision-making, this means where a planning application conflicts with the Plan, approval should usually not be granted.
4.4 Subsections (b), (c) and (g) of General Policy 2, as well as Environment Policy 42, set out design requirements for development, of which they should respect the character of the site itself and its immediate and non-immediate surroundings.
4.5 Subsections (g) and (h) of General Policy 2 set out that amenities enjoyed by the site and the site around it should be protected or preserved.
4.6 Subsections (h) and (i) of General Policy 2 also set out that proposals should satisfy the safety, efficiency and accessibility requirements, including parking provision, of all highway users, wherever possible.
4.7 Transport Policy 7 sets out minimum parking standards for developments based on land use types, details of which are in Appendix 7.6.
4.8 Business Policy 13 sets out that a change of use from private residence to tourist accommodation should be approved when it demonstrates no additional impact on neighbouring amenities.
PPS and NPD 4.9 There is no planning policy statement or national policy directive considered materially relevant to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance
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5.1 The Residential Design Guide July 2021 (RDG) contains the following guidance that are considered materially relevant to the assessment of this current planning application: o Section 4.8 Side Extensions o Chapter 5 Architectural Details o Section 6.3 Front Gardens and Driveways o Chapter 7 Impact on Neighbouring Properties
5.2 The Residential Design Guide was issued by the Department of Environment, Food and Agriculture (DEFA) in July 2021 and was agreed with the Minister of DEFA. It provides clear guidance on acceptable forms of residential extensions and alterations.
5.3 Manual for Manx Roads provides best practices and technical details of how to ensure highways are accessible, safe, inclusive and serviceable. These details include minimum spatial requirements for parking spaces.
6.0 REPRESENTATIONS This section is a summary. The original texts of the consultations and comments received are available on the Planning Application Search on the government website. 6.1 Ramsey Town Commissioners have no objection to this application (23.05.2025).
6.2 DoI Highway Services does not oppose this application (20.06.2025). The comment states that there are no significant issues with road safety or highway network efficiency. The comment requests the access arrangement and visibility splay to be conditioned.
6.3 DoI Highway Drainage writes in (25.06.2025) to inform the applicant that no surface water should be discharged onto a public highway.
6.4 Three neighbouring properties were notified by letter. Four public comments have been received (15.05.2025-27.05.2025) from the owners/occupiers of: o Flat 3, Ramsey House, Stanley Mount East, Ramsey o Flat 2, Pier View, Stanley Mount East, Ramsey o Flat 4, Pier View, Stanley Mount East, Ramsey o Flat 1, Lyndhurst, Stanley Mount East, Ramsey
6.5 The material planning considerations raised by the comments are: o the proposed access is onto a road with high traffic volume. o one side of the road is often occupied with residents' parked cars. o the road is frequently used by pedestrians of all ages. o the proposal may affect the access of current wheelchair users. o the proposal is next to public access to the beach.
6.6 The non-material planning considerations raised by the comments are: o location of the oil tank o applicant's arguments made in their previous application
7.0 ASSESSMENT Elements of Assessment 7.1 The key considerations of this application are its impact on the house itself, on the character and streetscene of the area, highway safety, parking provision and the amenities of the neighbours.
Character of the House, the Area and the Streetscene 7.2 The proposed north extension and other alterations have a similar impact on the character of the building when compared to the 2019 approval and 2021 amendment. Therefore, it is considered to have an acceptable impact on the design of the house and on the character and streetscene of the area.
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7.3 The change from a high boundary wall to a low boundary wall with railing would fit in with the low boundary walls on the other side of the road and is therefore considered not to harm the character of the area.
Highway and Parking 7.4 Since there is no objection from Highway Services, it is considered that the impact on highway safety and parking provision is acceptable.
7.5 The public comments are very worried about pedestrian safety, given the decent footfall around the area. While this is understandable, it is worth noting that the proposed driveway is typical on the island, meaning people are accustomed to such a type of access. The low boundary wall has minimised the risk created from the driver's side to a great extent. Merely arguing that a new access imposes new risks is not considered sufficient for recommending refusal, as this is the case for every development involving access.
Disability Access 7.6 One comment specifically stated that the proposal would reduce their ability to cross the road in a wheelchair. After examining the proposed access, no element is considered to increase risk or difficulty for a wheelchair to cross the road.
Neighbouring Amenities 7.7 The proposal asks to use three bedrooms as tourist accommodation during the TT/MGP period. In addition to the three bedrooms, which can be used as a guest room under the Permitted Development (Change of Use) Order 2019, and are available all year round. Given the floor plan, not all individual bedrooms are sufficient to be considered self-contained tourist accommodations. Therefore, individually, each bedroom can be used as a guest room, and the whole house can be considered a guesthouse. However, the owner must occupy at least one bedroom; otherwise, the house as a whole would be considered a self-contained tourist accommodation.
7.8 There is no intensification in land use compared to the 2019 approval, so it is considered to have an acceptable impact on neighbouring amenities.
Other 7.9 The location of the oil tank is only a planning consideration when they do not comply with the current Permitted Development Order. Until such time, its relocation is not a material consideration.
7.10 In PA 19/00176/B, the applicant argues the removal of the garage would improve highway safety, which is not the same as arguing the site cannot have safe access to the road. Additionally, the current proposal pertains to the northwest boundary of the site, rather than the existing garages. The previous application has no element that would conflict with the current application.
8.0 CONCLUSION 8.1 The proposal does not harm the character of the area or highway safety or parking and has an acceptable impact on neighbouring amenities. Therefore, it is recommended for an approval.
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).
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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.
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I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made: Permitted Date: 11.08.2025
Signed : Mr Peiran Shen Presenting Officer
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