30 July 2015 · Planning Committee
Showroom Warehouse & Premises, North Shore Road, Ramsey, Isle Of Man, IM8 3dy
The application sought full planning approval for a two-storey extension (creating second and third floors) above an existing 1960s/1970s shop unit (currently a motorcycle sales and repair business) to provide two two-bedroom apartments (85sqm each) and one three-bedroom apartment (125sqm), each with terraces, plus ped…
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The officer assessed the proposal against General Policy 2 and Environment Policy 42, concluding it would harm the streetscene due to increased mass, height, sheer lines, lack of detailing/pitched roo…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/form/design, not adversely affect townscape/amenity/highway safety/parking, and not prejudice adjoining land. Officer found conflicts with (b),(c),(g),(h),(i),(k) due to design mass, parking access, and garden loss; Committee deemed compliant post-amendments.
Environment Policy 42
New development in settlements must take account of local character/identity in buildings/landscape. Officer judged proposal harmful due to form/mass/scale not respecting Victorian terrace; Committee found it complemented adjacent Gasworks redevelopment.
Transport Policy 7
Requires parking per standards (2 spaces/unit for residential). Only 4 spaces proposed vs 6 required; shortfall accepted by officer due to sustainable location/parking survey, but access layout criticised; Commissioners objected, but Highway Services did not and Committee approved.
Environment Policy 26
No development on/near contaminated land unless no unacceptable risk. Site near former gasworks/harbour but redevelopment removes contaminants; sufficiently distant from watercourse; no conflict.
Strategic Policy 1
Optimise previously developed land/redundant buildings. Proposal re-uses existing shop building in mixed-use area.
Strategic Policy 3 - To respect the character of our towns and villages
Protect/enhance town character using local materials. Design uses timber cladding/glass/terracotta to tie with Gasworks but officer found non-contextual to terrace.
Spatial Policy 5
New buildings make positive environmental contribution; supported by Design Statement.
Strategic Policy 10
Promote integrated transport minimising car journeys/not affecting safety. Sustainable location near shops/services/public transport.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
External cladding
The external cladding to the existing building as shown on the approved plans shall be completed prior to the occupation of any of the three residential apartments hereby approved. Reason: In the interests of the character and appearance of the area.
Tree protection
No site works or clearance shall be commenced until a protective fence has been erected around the cherry tree at the front of the site. Unless and until the development has been completed the fence shall not be removed and the protected area shall be kept clear of any building, plant, equipment, material, debris and trenching, with the existing ground levels maintained, and there shall be no entry to the area except for approved arboricultural or landscape works. Reason: To safeguard the tree during construction works, in the interests of the character and appearance of the area.
Pedestrian access improvements
Prior to the occupation of any of the apartments hereby approved, the improvements to the pedestrian access along the western side of the building, as shown on Drwg No 1295-003F received on 24 June 2015, shall be completed. Reason: In the interests of the safety and amenity of the future residents of the apartments hereby approved.
Car parking provision
Prior to the occupation of any of the apartments hereby approved, the 4 car parking spaces shown on Drwg No 1295-003F received on 24 June 2015, shall be laid out and available for use. Reason: In the interests of highway safety.
no objection following expanded parking survey and amended plans; concerns with access withdrawn
no objection; flats must comply with Housing (Registration) Regulation 2013 and be registered prior to occupation
Ramsey Town Commissioners repeatedly objected to the application due to insufficient on-site parking spaces failing to meet Transport Policy 7 requirements, while Environmental Health advised on post-completion registration of apartments but raised no objection to the planning proposal.
Key concern: fails to meet Transport Policy 7 requiring minimum 6 car parking spaces (only 4 provided)
Ramsey Town Commissioners
ObjectionThis application fails to meet the requirements of Transport Policy 7 of the Isle of Man Strategic Plan which requires a minimum of 6 car parking spaces for the proposed development. The layout presently indicates four car parking spaces which are accessed from a rear service lane which is considered inappropriate and the access to the four parking spaces is deemed to be problematic and therefore provides a poor parking layout for this development.
Ramsey Town Commissioners
ObjectionThe additional information provided in respect of available on-street parking spaces has not convinced Ramsey Town Commissioners that the required number of fully accessible spaces within the site boundary should be relaxed, therefore the Ramsey Town Commissioners previous objection still applies.
Department of Environment, Food and Agriculture Environmental/Public Health Unit
No Objectionthe proposed flats/apartments must, on completion of the intended works, comply with the requirements of the Housing (Registration) Regulations 2013 and be registered thereafter under the same Regulations PRIOR to any of the flats being occupied.
Conditions requested: proposed flats/apartments must comply with the requirements of the Housing (Registration) Regulations 2013 and be registered thereafter under the same Regulations PRIOR to any of the flats being occupied
Ramsey Town Commissioners
Objectionthe Commissioners remain of the view that the proposed parking arrangement is inadequate and that this application fails to meet the requirements of Transport Policy 7 of the Isle of Man Strategic Plan which requires a minimum of 6 car parking spaces for the proposed development. The layout presently indicates four car parking spaces which are accessed from a rear service lane which is considered inappropriate and the access to the parking spaces is deemed to be problematic and therefore provides a poor parking layout for this development. The gardens which would be reduced in size due to the parking spaces would in the Commissions opinion be insufficient to meet the amenity needs of those properties.
The original application for a two-storey extension above an existing motorcycle showroom/warehouse to create three apartments (two 2-bed, one 3-bed) with associated parking was recommended for refusal by the Planning Officer on grounds of poor design, inadequate parking access via a narrow unmade lane, and harm to amenity space for adjacent approved dwellings on the Ramsey Gasworks site. Despite this, the Planning Committee deferred then permitted the application on 30 July 2015 after amended plans addressed highway concerns with separate pedestrian access. Ramsey Town Commissioners appealed, arguing non-compliance with Transport Policy 7 due to insufficient dedicated parking (only 4 spaces provided vs 6 required) and poor access layout. DEFA's statement defended the original refusal recommendation citing General Policy 2 breaches on design, amenity, parking access, and prejudice to adjacent Gasworks plots. Appellant Haven Homes argued policy compliance, parking surveys showing surplus on-street spaces, highway non-objection, and design integration with adjacent approvals. The appeal was set for hearing on 27 October 2015 as AP15/0042; no inspector's report or final decision is included.
Precedent Value
Demonstrates Planning Committees may override officer refusals on design/parking if highways concur post-amendments, but local authorities can appeal approvals; parking relaxations viable with surveys in accessible locations, but dedicated spaces preferred for higher-end units.
