8 August 2024 · Planning Committee (decision issued by Director of Planning and Building Control J Chance following Section 13 Agreement)
Land At Corner Of Premier Road And Mooragh Promenade, Premier Road, Ramsey, Isle Of Man, IM8 3au
The proposal involves constructing a terrace of eight four-storey townhouses (including roofspace) on a grassed site with some hardstanding, featuring two house types: traditional pitched roof forms with contemporary fenestration, Juliet balconies, and a lower corner unit with a turret.
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The officer concluded the proposal accords with Strategic Policies 1, 2 and 5; General Policy 2; Housing Policies 1, 4, and 5; Environment Policy 42; Transport policies 4 and 7; and Recreation Policy …
Strategic Policy 1
Requires optimising previously developed land, efficient site use, and utilising infrastructure. Site is under-used vacant land in town centre using existing access, complying via residential redevelopment.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs new development to existing towns/villages. Proposal in Ramsey town centre on mixed-use site, not countryside.
Spatial Policy 5
Requires positive environmental contribution via design. Assessed as modern Victorian interpretation with vertical emphasis, gables, turret enhancing streetscene.
General Policy 2
Permits zoned development respecting siting/layout/scale/design/landscaping, no adverse amenity/highway/ecology/flooding impacts. All tests passed: design appropriate, 19m separation, sufficient parking, conditions for ecology/flooding.
Housing Policy 1
Provides for 6000 additional dwellings. Contributes to housing supply in zoned urban area.
Housing Policy 4
Locates housing in towns/villages. Site in Ramsey, not countryside.
Housing Policy 5
Requires 25% affordable housing for 8+ dwellings. Commuted sum in lieu of units due to unsuitability, secured by Section 13 Agreement.
Environment Policy 42
Design to reflect local character, no inappropriate backland or loss of green space. Modern design acknowledges Victorian scale/massing; no open space loss as adjacent to Mooragh Park.
Transport Policy 4
Highway safety and parking. 28 spaces exceed minimum; existing access approved; no objections.
Transport Policy 7
Parking provision. Integral garages plus 12 spaces meet 2 spaces/unit standard.
Recreation Policy 3
Landscaped amenity for 10+ dwellings. 8 units adjacent Mooragh Park; on-site landscaping conditioned, no commuted sum needed.
Policy R/R/P2/C of the Ramsey Local Plan - Mooragh Promenade
High standard dwellings acknowledging Victorian style/scale/massing facing Promenade, stepped heights. Amended design with turret/gables reflects adjacent terraces; corner unit lower storey.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Parking and access prior to occupation
The development hereby approved shall not be occupied or operated until the parking, garages, layout and proposed footway on the frontage of the site have been implemented before first occupation of the dwellings. The parking and turning areas shall be 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.
Landscaping scheme
No development shall take place until full details of soft landscaping and hard landscaping works have been submitted to and approved in writing by the Department which have also been considered and assessed by an arboriculturist in terms of their suitability for this coastal location and these works shall be carried out as approved. Details of the soft landscaping works include planting to all the roadside boundaries and the car park/area to rear of apartments. 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 the hereby approved extension, whichever is the sooner. Any trees or plants which die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of any apartment hereby permitted.
Materials approval
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.
Botanical survey
Prior to the commencement of any works a botanical survey is required to be submitted and approved by the Department which is required to identify areas of interest and a plan for their protection or translocation. The development shall not take place unless in accordance with the approved details.
Swift nest bricks
At least 4 swift nest bricks shall be incorporated into the northern, side elevation of the northern building. The swift boxes shall thereafter be retained and maintained for the lifetime of the development.
Foul drainage details
Prior to the commencement of the development, hereby permitted, the foul drainage proposals for the development must be illustrated on a drawing showing the connection(s) into the 1050mm diameter sewer within Park Road. Any connection should be made into the MH sewer ref SC45950004 as shown on the plan attached to MU's comments on the application. Any adoptable drainage must be constructed in accordance with Manx Sewers for Adoption.
Flood resilient measures
In order to minimise the potential from flood risk, the threshold of any door or opening shall be sited a minimum of 600mm above flood level as per the design Flood Risk Assessment accompanying the application. Flood resilient doors must be installed prior to the first occupation of any dwelling, hereby permitted, especially in the garage area, with all such measures and doors, thereafter, be maintained for the lifetime of the development.
Construction access plan
Prior to the commencement of the development, hereby permitted, a plan shall be submitted to and approved in writing by DEFA Planning showing areas marked out for Machine access. Areas designated for storage of materials, and waste or discharge of any compounds deleterious to plant or animal life shall not to be permitted in the marked off areas to avoid damage to vegetation and compaction of the topsoil.
No significant negative impact upon highway safety, network functionality and/or parking, subject to parking, garages, layout and footway implemented before first occupation. Consider EV charging.
No objection
Clover translocation completed; condition section 7 of Ramsey Clover Method Statement for monitoring. Condition landscaping plan suitable for coastal location near ASSI. Require 4 swift nest bricks on northern elevation.
Do not oppose subject to threshold 600mm above flood level and flood resilient doors.
Dwellings not suitable for affordable units; approve commuted sum in lieu of two units via Section 13 Agreement.
Multiple residents of Lakeside Apartments object strongly to the proposed access through their car park for construction and future traffic; statutory consultees Highway Services have no objection while DEFA Ecosystem and Manx National Heritage request ecological conditions.
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.
Conditions requested: Applicant is advised to consider installing an electric vehicle charging point
DEFA Ecosystem
Conditional No Objectionwe recommend that this method statement, or specifically section 7 of this statement, is secured as a condition on approval.; we request that a condition is secured for a landscaping plan to provided to Planning for written approval; We also request that at least 4 swift nest bricks are incorporated
Conditions requested: Section 7 of the amended Ramsey Clover Method Statement secured as a condition on approval; landscaping plan provided to Planning for written approval, which contains details of the species to be planted on site; at least 4 swift nest bricks incorporated into the northern, side elevation of the northern building, placed high up under the eaves, with at least a 40cm gap between entry holes
Manx National Heritage
Conditional No ObjectionWe support the recommendations of Dr Tomlinson and would like to see them made a condition of this application should it be permitted.
Conditions requested: botanical survey of the site should be undertaken prior any works and the positions of any individual clover plants marked to allow individual translocation; lifting and potting on/heeling in and protecting individual plants; seed is also to be collected from the clovers growing on site and made available for sowing in suitable areas or for cultivation of plants for plug planting; areas of sand and gravel to be translocated are also to be identified and marked; Machine access, except for the operations listed, storage of materials and waste or discharge of any compounds deleterious to plant or animal life is not to be permitted in the marked off areas
