24 July 2009 · Planning Committee
Office Shop Corner Garage, Approach Road, Ramsey, Isle Of Man, IM8 1eb
The site is a disused filling station on the corner of Waterloo Road and Approach Road in a predominantly residential area of Ramsey, adjacent to three Registered Buildings (Lough House, Ramsey Youth Centre, and Mysore Cottages).
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The Planning Officer recommended refusal because the illustrative plans showed apartments that could easily be used as 2-bedroom units (6 of the 10 via conversion of dining rooms to bedrooms), requiri…
General Policy 2
Requires development to provide satisfactory amenity standards including adequate parking, servicing and manoeuvring space (h) and not unacceptably affect road safety/traffic flows (i). Officer found proposal failed as parking inadequate for likely 2-bed units (16-17 spaces needed vs 10 provided), spaces/access sub-standard, risking on-street pressure and hazards; conflicted with zoning despite residential suitability.
Transport Policy 7
Requires parking per Appendix 7 standards: 1 space per 1-bed apartment, 2 per 2+ bed. Illustrative plans showed potential for 6-7 two-beds via dining room conversion; 16-17 spaces needed but site could not accommodate acceptably, no proven relaxation justification despite bus proximity given local restrictions/shortage.
Environment Policy 42
Requires design reflecting local character/identity. 3-storey scale/massing accepted as appropriate for corner site amid taller Waterloo Road buildings; style mimicking adjacent Registered Buildings; Conservation Officer no objection.
Strategic Policy 1
Encourages redevelopment of previously developed land. Disused filling station detracts visually; residential use optimises brownfield site in town location with infrastructure.
Strategic Policy 2 - Priority for new development to identified towns and villages
Prioritises development in towns/villages. Site in Ramsey built-up residential area suits urban redevelopment.
Strategic Policy 4
Protect Registered Building settings. Assessed compatible with adjacent heritage assets.
Do not oppose
No objection at this stage but permission needed for rear access through their land
No objection to size or design
The original application (PA09/00415/A) for approval in principle to demolish buildings at Corner Filling Station and build 10 apartments was refused by the Planning Committee primarily for inadequate parking contrary to General Policy 2 and Transport Policy 7 of the Isle of Man Strategic Plan. The appellant argued that illustrative plans showed 10 one-bedroom apartments with 10 spaces, parking could be addressed at reserved matters stage, and standards relaxed near bus routes; they noted prior approval for 5 houses on site with similar layout. The Council defended refusal citing potential for 2+ bedroom units requiring up to 16-20 spaces, sub-standard space sizes and access, and existing parking issues. The inspector agreed the site suits residential redevelopment but found the proposed apartments equated to 7 two-bedroom and 3 one-bedroom units needing 17 spaces, with shown arrangements sub-standard per 'Manx Roads' and no justification for relaxation given local parking constraints. The appeal was dismissed, confirming the refusal.
Precedent Value
This appeal sets precedent that at approval in principle for apartments, applicants must provide indicative apartment sizes (habitable rooms) to enable parking assessment per T7/Appendix 7; vague 'one-bedroom' labels insufficient if rooms suggest 2+ beds. Future applicants should submit realistic unit breakdowns and evidence site can meet standards or justify relaxations, avoiding over-optimistic parking claims.
Inspector: Michael Hurlly
