2 December 2005 · Governor in Council following Planning Inspector's recommendation
Squash Courts, Walpole Road, Ramsey, Isle Of Man, IM8 1lt
The proposal involved demolishing former squash courts and building a five-storey block of 17 apartments (5 x 2-bed/3-person and 12 x 2-bed/4-person units) with 17 ground-level parking spaces, accessed from Walpole Drive, using a mansard roof inspired by nearby Ascog Hall to match Victorian villas.
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The Inspector started from DLGE's Housing Policy Review 1999 and urgent national housing needs, noting the site in a Predominantly Residential area per Ramsey Local Plan could assist Lezayre Estate re…
Ramsey Local Plan (predominantly residential use)
Site in area zoned for Predominantly Residential Use, not specifically allocated; no direct policies, so assessed on individual merit against impact on neighbours. Proposal complied as residential redevelopment.
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 drawing nos 856008/111, SK101, SK103, SK104, SK105, SK106, SK107, SK108, SK109, SK110 and SK111 date stamped the 18 April 2005.
Sight lines
The site boundary shall be set out and maintained thereafter at a height that provides for sightlines of 2.4 metres x 70.0 metres for traffic emerging from Walpole Drive onto Ballure Road.
Construction method statement
No construction work shall commence until a method statement for the construction of the proposed development has been submitted to and agreed by the Planning Authority.
Materials approval
No development shall take place until samples of the materials and details of the proposed colour finishes to be used in construction of the external surfaces of the development have been submitted to and agreed by the Planning Authority.
Parking provision prior to occupation
The apartments shall not be occupied until the car parking spaces are formally set out, to the satisfaction of the Planning Authority, and capable of use by residents of the development.
Parking allocation
The car parking spaces associated to the development must be allocated only to residents of the development and thereafter may only be used by residents of the development.
Landscaping scheme
No development shall take place until details of both hard and soft landscaping works have been submitted to and agreed by the Planning Authority. The hard landscaping must be constructed in accordance with the agreed details. The soft landscaping should include tree planting.
Tree replacement
All planting must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
No adverse traffic impacts subject to conditions on sight lines and construction method statement; parking acceptable per updated policy
Endorsed the proposal
Highways Division offered conditional no objection subject to sight lines and construction method statement; Ramsey Town Commissioners had no objection but sought highways views; IoMWA requested water connection condition; multiple local residents objected strongly on grounds of overdevelopment, parking, design, privacy, and heritage loss.
Key concern: car parking facilities and impact
Ramsey Town Commissioners
No Objectionwhilst they had no objection to the proposal, they made the following observation:- The Board would welcome the views of the Department of Transport in respect of existing car parking facilities and any impact as a result of this application.
Department of Transport Highways Division
Conditional No ObjectionNo adverse traffic impact subject to the imposition of the following condition(s); In the interests of road safety.; The vehicle footway crossing shall be constructed in compliance with Manx Roads 2.
Conditions requested: The site boundary shall be of a height that provides for sight lines 2.4 metre x 70 metre for traffic emerging from Walpole Drive onto Ballure Road.; No work shall commence on site until a method statement for the construction of the proposed development has been agreed by the Planning Authority after consultation with DoT Highways.
IoMWA
No CommentThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes
Conditions requested: applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws; For connections to Flats and Apartments the following apply - "Water Supply To Flats And Apartments – Regulations", and if applicable a "Form Of Undertaking In Respect Of Supply Pipes" will be required.
SPMCE
No CommentDesign-wise it offers some improvements over previous schemes, though personally I don’t like mansard roofs but there is an unfortunate precedent on the opposite side of Ballure Road. Thus, from a Planning point of view we offer NO OBJECTIONS.
The original application 05/00740/B for erection of 17 apartments with parking was subject to a public inquiry after prior refusals on the site, notably 03/01979/B refused due to unacceptable contemporary design despite acceptable density. The appellant argued strong housing need for decanting Lezayre Estate tenants, evolved design inspired by adjacent Victorian terraces and Ascog Hall with mansard roof, adequate parking based on tenant surveys, and support from planning department and highways. Objectors raised concerns over density, design, parking, highway safety, overlooking, and loss of heritage wall. The inspector found the scheme addressed prior design criticisms, related well to context, met housing policy needs in a residential zone, and dismissed objections as insufficiently weighty. He recommended approval subject to conditions including time limit, approved drawings, sightlines, and construction method statement.
Precedent Value
Demonstrates that revising design directly per prior inspector findings (from flat roof contemporary to mansard traditional) can overturn refusal on prominent sites; housing need carries significant weight in residential zones when evidenced and economically viable; reduced parking acceptable for social housing with surveys.
Inspector: Terrence Kemmann-Lane
