24 March 2021 · Head of Development Management (Stephen Butler)
31, Parliament Street, Ramsey, Isle Of Man, IM8 1at
The proposal involves converting an existing traditionally constructed Manx stone warehouse/store into a two-bedroom dwelling, with ground floor bedrooms, bathroom and storage, and a new first floor open-plan kitchen/dining/living area accessed via a wooden roof terrace.
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The officer assessed the proposal against General Policy 2 (GP2) and Environment Policy 35 (ENV35), finding it compliant as it respects the site's mixed-use town centre zoning, preserves the Conservat…
General Policy 2
Requires development to respect site/surroundings in siting, scale, design; not adversely affect townscape character, local amenity or locality character. Officer found proposal compliant as it retains original stone structure, adds modern glazed extension blending via slate roof, with minimal impact on Conservation Area due to rear location.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character, protecting special features. Assessed as compliant by retaining Manx stone vernacular, using matching slate, and introducing suitable modern elements with separation of old/new; overall impact minimal from fleeting views.
Policy R/TC/P1 Retail Uses
Presumption for retail at ground floor in main shopping streets, limiting office uses. Site not in restricted streets; mixed-use zoning with nearby housing supports residential principle.
R/TC/P3
Encourages upper floor residential uses, especially in vacant premises. Supports conversion of redundant store to residential on upper floors.
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.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.
Materials retention
All external facing and roofing materials shall remain as shown on the proposed photo image date stamped as having been received 23rd December 2020. No new types of materials shall be added to the external elevations of the development, hereby approved. Reason: In the interests of the character and appearance of the site and surrounding area.
Flood risk mitigation
Prior to occupation the flood risk mitigation as shown in the Supplementary Information and details on flood resistance and resilience measures date stamped as having been received 1st March 2020 must be fully complied with and retained thereafter. Reason: For the future safety of the occupants of the property.
Do not oppose; no significant negative impact on highway safety, network efficiency or parking; suggest bicycle storage and EV charging
No objection but observation on flood risk
Flood Risk Management Division opposes the application due to high tidal flood risk and insufficient flood resilient measures; Highways and Ramsey Town Commissioners have no objections.
Key concern: conversion to residential accommodation within a high tidal flood risk zone
Department of Infrastructure Flood Risk Management Division
ObjectionOppose; 20/01549/B proposes the conversion of the existing building in to residential accommodation within a high tidal flood risk zone.; The flood resilient measures proposed are not sufficient justification to permit.
Department of Infrastructure Highways Division
No ObjectionDo not oppose; After reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and/or parking.; consideration should be given to the provision for storage for bicycles and an electric vehicle charging point
Conditions requested: provision for storage for bicycles and an electric vehicle charging point to aid sustainable travel and low emission objectives
Ramsey Town Commissioners
No ObjectionWhilst Ramsey Town Commissioners have no objection to this proposal, they wish to submit an observation.; The property is within a flood risk area and this needs to be considered as part of the design process
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to this proposal
Department of Infrastructure Highways Division
No CommentHighway Services notes the additional information on flood resilience uploaded on 1 March and wishes to make no further comment.
