22 July 2014 · Planning Committee
New Store, North Shore Road, Ramsey, Isle Of Man, IM8 3db
The site is a derelict former gasworks and active motorbike shop on 0.77ha of flat, irregular T-shaped brownfield land in an urban residential area of Ramsey adjacent to North Shore Road, Shipyard Road, Gibson Street and the harbour estuary.
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The officer's report concluded that despite conflict with Ramsey Local Plan light industrial zoning (R/I/P1A, R/I/P8 implicitly supporting gasworks relocation now redundant), loss of 0.77ha employment…
North Shore Area light industrial policy
Allocates North Shore for light industrial subject to relocation/rationalisation of gasworks for traffic improvements; surplus land then for housing. Officer noted implicit support for residential on surplus post-relocation (now redundant); loss not substantive given employment land availability.
North Shore Road Gas Works policy
Requires feasibility studies for gasworks relocation. Now redundant since natural gas supply; policy intent achieved.
Strategic Policy 1
Requires optimising previously developed land/redundant sites. Brownfield gasworks redevelopment complies.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development primarily in existing towns/villages. Ramsey town centre location sustainable.
Strategic Policy 3 - To respect the character of our towns and villages
Requires regard to local materials/character. Design draws from local vernacular (terraces, gables), Colours of Mann palette.
Spatial Policy 5
Requires design statements; bespoke design uniting industrial heritage with attractive housing deemed successful.
Strategic Policy 10
Promotes minimising car journeys, highway safety. 61 spaces, visibility splays, pedestrian links, near PT acceptable.
Environment Policy 7
Prohibits harm to watercourses; requires risk assessment/mitigation. IoMWSA content with phasing, pollution measures.
Environment Policy 10
Requires FRA/mitigation where flood risk. Site raising, storage accepted by IoMWSA.
Environment Policy 26
Prohibits development unless no unacceptable risk. Contamination report, DEFA site visit, 200t removal feasible.
Environment Policy 42
Design to reflect locality character. Terraced layout, local detailing reflects area.
Environment Policy 43
Supports regeneration of run-down areas. Derelict site improvement aligns.
Housing Policy 1
Makes provision for housing needs. Contributes to North quota.
Housing Policy 3
North:1200 dwellings. Supports principle in Ramsey.
Housing Policy 5
Requires 25% affordable on 8+ dwellings. 8 units (plots 17-22,24-25) via S13.
Recreation Policy 3
Requires landscaped amenity; 10+ dwellings per Appendix 6. 1183sqm informal exceeds; formal not required given nearby facilities.
Recreation Policy 4
On-site/conveniently close, foot/PT accessible. Varied POS with estuary/Sky Hill views.
Transport Policy 1
Close to PT/ped/cycle/rail. Near Ramsey amenities.
Transport Policy 2
Provision for bus/ped/cycle linking existing. Pedestrian link to Gibson Street.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Pedestrian needs equal weight. Shared surfaces, no pavements alongside.
Transport Policy 7
Per Appendix 7: 2 spaces/unit. 61 provided >60 required.
Transport Policy 13
No compromise to harbour viability/character. No Ports response; speculative.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
The development hereby approved shall not be carried out except in accordance with the following approved plans, all date-stamped as having been received 10th December 2013 / 25th February 2014 / 6th March 2014: [lists drawings 1275-000 to 1275-064; 1275-003L, 1275-065B; 13-126 10/11/15 Rev A].
Dwarf walls height
The dwarf walls proposed to the Shipyard Road-side of Plots 17-22 (inclusive) shall, in the interests of highways safety, be no higher than 1.05m in height.
Plots 17-22 parking pre-occupation
Plots 17-22 shall not be occupied until both the parking courtyard and turning area to the rear have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
No foul discharge to watercourse
There must be no discharge of foul water to any ditch or watercourse.
Landscaping scheme
No development shall be commenced until a hard and soft landscaping scheme has been submitted to and approved in writing by the Planning Authority. Such a scheme shall include details of all walls, fences, trees, hedgerows and other planting which are to be retained; details of all new walls, fences and other boundary treatment and finished ground levels; a planting specification to include numbers, density, size, species and positions of all new trees and shrubs; details of the hard surface treatment of the open parts of the site; and a programme of implementation.
Method statement
Prior to the commencement of any development on the site, a Method Statement shall be submitted to and approved in writing by the Planning Division. The statement shall include: the phasing of the provision of the public open spaces shown in drawing 1275-003L, and the phasing and siting of any construction compound and details of any fencing. The development shall be carried out in accordance with the approved Method Statement unless otherwise agreed in advance in writing by the Planning Authority.
Affordable housing agreement
No development for affordable housing shall commence until the scheme provider has entered into an agreement with the Department of Infrastructure under Section 13 of the Town and Country Planning Act 1999.
Archaeological watching brief
No development shall commence until the Planning and Building Control Division has first approved in writing details of a programme of access which will be afforded to a named archaeologist to observe and record all ground disturbance during construction (such works to include any geological trial pits, foundations and service trenches). The approved archaeologist shall thereafter be allowed access in accordance with the details so approved.
no objection to minor amendments; initial observations stand as observations not objections
minor design issues but no objection
concerns addressed; drainage layout acceptable
seagull nesting concern addressed by zinc roofs
acknowledges need met; requires Section 13 agreement
