20 August 2010 · Planning Committee (finalised under delegated authority post-committee)
Land At Corner Of Premier Road And Mooragh Promenade, Premier Road, Ramsey, Isle Of Man, IM8 3au
The proposal involves demolishing two existing bungalows (Sunnybank and Greenbank) and building a four-storey, 13.2m high contemporary hotel with 30 bedrooms, a ground floor retail unit, and a 45 cover restaurant/bar, plus 55 parking spaces accessed from Park Road.
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The officer assessed the proposal against prior approval 07/01790/B for a larger hotel plus 96 apartments, which established acceptability for tourism/leisure use replacing residential/office zoning.
Strategic Policy 1
Requires optimising previously developed land and efficient site use. Officer noted site as under-used, suitable for tourism replacing bungalows.
Strategic Policy 2 - Priority for new development to identified towns and villages
Prioritises development in towns/villages. Site in Ramsey town centre location deemed appropriate.
General Policy 2
Requires respect for site/surroundings in scale/form/design. Contemporary design accepted as complying despite subjectivity, given prior approval and Promenade siting.
Recreation Policy 2
Permits open space loss if no significant impact. 118m x 17m strip loss for public parking benefits park users over on-street parking.
Ramsey Local Plan policy on tourist accommodation
Considers new tourist sites on merits re visual/traffic/parking/residential proximity. Assessed acceptable given history.
Policy R/R/P2/C of the Ramsey Local Plan - Mooragh Promenade
Requires high standard acknowledging Victorian style/scale, esp Promenade-facing. Standalone building along Park Road (not Promenade) similar massing to approved scheme.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the construction of a 30 bed hotel development with a retail unit and 45 cover restaurant & bar with associated parking provision as proposed in the submitted documents and drawings 1554/06/01 REV A, 1554/06/02, 1554/06/03 REV A, 1554/06/04 REV B, 1554/06/05 REV A, 1554/06/06 REV A, 1554/06/07 REV A, 1554/06/08 REV A, 1554/06/09 REV A and 1554/06/10 REV D received on 21st August 2009 and 10th December 2009.
Materials approval
Prior to the commencement of any works, samples of the external finishes of the building must be submitted to and approved by the Planning Authority, and thereafter the works must be carried out in accordance with the approved samples.
Landscaping scheme
No development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Planning Authority and these works shall be carried out as approved. 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 the hotel, retail unit or restaurant hereby permitted. All planting shall be carried out in accordance the approved details in the first planting and seeding seasons following that first occupation. Any trees or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the planning authority gives written consent to any variation.
Signage
Any proposals for external signage must form the subject of a separate application under The Control of Advertisement Regulations 2005.
Clover translocation
Prior to the commencement of any works on site, a detailed scheme for the translocation of the Subterranean Clover, Suffocated Clover, Rough Clover and Knotted Clover from the site must have been submitted and approved by the Planning Authority and thereafter the translocation must be carried out in accordance with the approved scheme.
Construction method statement
No development may commence on site until the Planning Authority has agreed a method statement for the construction of the proposed development. Such method statement should include details of the hours of operation, the construction traffic and parking arrangements and the operation of any building compound.
Operating hours
The bar/restaurant shall only be open to the public between the hours of 09:00am and 01:00am the following day on any Monday, Tuesday, Wednesday, Thursday, Friday and Saturday and between the hours of 09:00am and 23:30pm (inclusive) on any Sunday.
Retail use
The ground floor retail unit may be used for any purpose within Class 1 ("Shops") of Schedule 4 of the Town and Country Planning (Permitted Development) Order 2005; any other use must form the subject of a separate planning application.
No objection, subject to traffic management scheme condition for car park and Mooragh Park exit
No objection but observations on refuse access, development phasing, drainage, and Bullen Report flood levels
In sympathy with policy to encourage quality tourist accommodation
