5 September 2024 · Acting Head of Development Management (Abigail Morgan)
3, Collins Lane, Ramsey, Isle Of Man, IM8 1al
The proposal involves converting an existing two-storey commercial property in a pedestrian lane off Ramsey town centre into a single residential dwelling with three bedrooms (one ensuite), ground floor bathroom, entrance hall, and first-floor open plan living/kitchen/dining and snug/office.
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The officer considered the proposal acceptable in principle as the site is in a 'Town Centre - Mixed use' zone within Ramsey, surrounded by residential properties, and would optimise an under-used, un…
Strategic Policy 1
Requires efficient use of land and resources, prioritising development in towns. Officer found site in defined settlement with public transport proximity supports housing here, optimising under-used building.
Strategic Policy 2 - Priority for new development to identified towns and villages
Priority for new development in towns and villages. Site in Ramsey town centre mixed-use zone aligns with adjoining residential uses.
Strategic Policy 10
Promotes integrated journeys and minimises car use. Acceptable due to town centre location near transport, amenities, and parking.
General Policy 2
General development considerations including amenity, visual impact, highways. Proposal causes no significant adverse impacts on amenity, parking, highway safety, or visual character.
Housing Policy 4
New housing primarily in towns/villages. Site in Ramsey supports this, bringing vacant commercial building into residential use.
Transport Policy 7
Parking standards. Relaxed in town centre for previously developed sites near transport; no on-site parking needed.
Environment Policy 10 - Development and flood risk
Development and flood risk; requires FRA and mitigation. FRA provided, floor levels above flood predictions, conditioned flood doors ensure compliance despite ground floor bedrooms.
Policy RIRfP4: Use of Upper Floors for Residential Purposes
Encourages residential use of upper floors above shops. Entire building conversion acceptable in rear lane, not main retail street.
Time limit
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.
Flood resistant doors
Prior to the installation of the flood resistant doors that are to be installed on all ground floor external doors, as additional mitigation measures within the development hereby approved, details of the proposed doors shall be submitted to and approved in writing by the Department. The details shall include the manufacturer's details, door specification, and maintenance details. The development shall not be occupied or brought into use unless the flood doors have been installed in accordance with the approved details. Reason: To safeguard the amenities of prospective occupiers and to ensure the development complies with Environment Policy 10 of the Strategic Plan.
No significant negative impact upon highway safety, network functionality and/or parking. Advised to install secure and enclosed cycle parking storage.
No objection
Highway Services HDC and Ramsey Town Commissioners raised no objections to application 23/00421/B, while DOI Flood Risk Management opposed due to ground floor sleeping accommodation in a flood risk zone but suggested a condition for flood barriers if approved.
Key concern: sleeping accommodation on the ground floor within a flood risk zone
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.; The Applicant is advised to install secure and enclosed cycle parking storage to aid Active Travel objectives.
Highway Services HDC
No ObjectionHighway Services HDC have reviewed the updated information for planning application 23/00421/B dated 20 Jun 2024 online and have no further comments to make.
Department of Infrastructure (DOI) Flood Risk Management Division
ObjectionDiffer/Oppose; FRM can not support an application that includes sleeping accommodation on the ground floor within a flood risk zone.
Department of Infrastructure (DOI) Flood Risk Management Division
ObjectionOppose; FRM can not support an application that includes sleeping accommodation on the ground floor within a flood risk zone.
Conditions requested: If the application is approved we would suggest that the proposed flood barrier mentioned in the FRA (20/6/24) section 2.4. is conditioned.
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to this proposal.
Ramsey Town Commissioners
No Objectionthe Board of Ramsey Town Commissioners resolved to submit NO Objections to the following planning applications: 23/00421/B
