22 January 2021 · Delegated - Principal Planner (Chris Balmer)
Isle Of Man Breweries, Britannia Hotel, 1, Waterloo Road, Ramsey, Isle Of Man, IM8 1dr
The proposal involved demolishing the Britannia Hotel on Waterloo Road, Ramsey, retaining only the party wall with the adjacent Bourne Concourse and buttressing abutting walls, then levelling the site with hardcore stone.
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The officer assessed the proposal against Section 16 of the Town and Country Planning Act 1999, requiring special regard to preserving buildings of architectural or historic interest, and Section 19 a…
Strategic Policy 4
Requires proposals to protect or enhance the fabric and setting of Conservation Areas. Officer found demolition would fail to protect or enhance the fabric and setting, as the Britannia Hotel was purposefully included in the Conservation Area boundary and contributes to its character.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character and appearance. Assessed against demolition proposal; officer concluded it would neither preserve nor enhance due to the building's positive contribution and lack of justification.
Environmental Policy 39
Presumption in favour of retaining buildings positively contributing to Conservation Area character. Officer applied four tests (condition, repair costs, retention efforts, alternative proposals) and found none justified demolition.
CA/6 Demolition in Conservation Areas
Presumption against demolishing non-exception buildings in conservation areas making positive contribution; requires assessment of condition, costs, retention efforts, and alternative proposals. Officer applied criteria but found proposal failed all tests.
RB/6 Demolition
Presumption against demolition of registered buildings; similar criteria applied via S19 to conservation areas. Detailed assessment showed structural issues remediable, costs not prohibitive, inadequate marketing, no viable alternatives demonstrated.
Community Policy 4 of Isle of Man Strategic Plan 2007
Loss of public houses permitted only if commercially non-viable and cannot be made viable. Current owner's viability claims accepted but no evidence for future owners; no proposals to assess re-designation to mixed use.
no highways interest
no objection to amended description
Multiple heritage organizations and the DEFA Registered Buildings Officer object to the demolition of the Britannia Hotel due to its architectural and historical significance within Ramsey Conservation Area, while Highways Services have no objection; bat surveys are recommended by Manx National Heritage.
Key concern: insufficient evidence justifying demolition of landmark heritage building making positive contribution to Ramsey Conservation Area
Manx National Heritage
Objectionrecommend that permission is refused, on the basis that the Committee has insufficient evidence on which to take an informed and therefore safe decision; the building appears capable of repurposing and regenerating
Conditions requested: assessment of site for bats by suitably licensed ecologist, further surveys if needed, liaison with DEFA; consider Building Preservation Notice pending assessment for registration; require owners to make building weatherproof and ventilated
Isle of Man Natural History and Antiquarian Society
ObjectionIsle of Man Natural History & Antiquarian Society OBJECT to this application; The general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the conservation area
Conditions requested: subject building to Building Preservation Order pending assessment for conservation and Registration
DEFA Principal Registered Buildings Officer
ObjectionObject- Refuse; The application fails to make a clear and convincing justification as to why the building should be demolished
Isle of Man Victorian Society
Objectionwe would aver no case has been made for it; The engineer's report reads as one would expect for a 173 year old building
Ramsey Town Commissioners
No Objectionvery disappointed that the process has allowed the property to get in to the condition where it now has to be demolished
Conditions requested: site finished with grass rather than left as plot
Department of Infrastructure Highways Division
No ObjectionDo not oppose; no significant negative impact upon highway safety, network efficiency and /or parking
