3 June 2008 · Planning Committee
14, West Quay, Ramsey, Isle Of Man, IM8 1dl
The site at the corner of East Street and West Quay in Ramsey is currently vacant following demolition of the previous building. The proposal sought permission for a four-storey mixed-use building with offices on the lower three floors and a residential apartment on top, replicating details of the former building.
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The officer concluded the four-storey building was overly large due to the added third floor compared to the previously approved three-storey scheme (06/01872/B), making it sit uncomfortably higher th…
General Policy 2
Requires development to respect site/surroundings in scale/form, not adversely affect townscape character, provide adequate parking, and not unacceptably affect highways. Officer found proposal failed scale/form tests harming townscape, and lacked parking causing highway harm in busy town centre.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Four-storey height made building overly dominant, failing to preserve/enhance despite corner plot potential.
Transport Policy 7
Requires parking per current standards (1 per 50m² offices, 2 for 2-bed apartment), relaxable in Conservation Areas/town centres if justified. No parking provided exceeded relaxation limits given scale and trip generation vs prior hotel approval.
Policy R/TC/P10
Applies town centre parking standards for offices, discretionary in Conservation Areas if justified. Absence unacceptable as prior relaxation for smaller hotel not extendable to this larger office/resi scheme.
Policy R/TC/P1 Retail Uses
Limits ground floor offices to 30% frontage in main shopping streets. Site on West Quay (mixed use), ground floor offices assessed acceptable in mixed-use zone.
R/TC/P3
Encourages upper floor offices/apartments, especially in vacant premises. Proposal uses upper floors for offices/apartment on vacant site.
Ramsey Local Plan policy for West Quay mixed use
West Quay mixed use, presumption for rehabilitation/conversion over demolition. Site already cleared; demolition not contested but scale failed other tests.
no objection to the proposed development
residential accommodation will need to accord with the Housing (Flats) Regulations 1982
recommend that the developer discuss the provision of appropriate fire precaution measures
requests that an informative note be attached to any approval decision notice
requests that an informative note be attached to any approval decision notice
Multiple consultees responded to application 08/00138/B with no objections; utilities requested standard contact conditions, Ramsey Town Commissioners had no objection, Andrew Jessopp had no objection despite policy concerns, and Fire Service advised consultation on fire safety.
Key concern: proposal does not appear to be entirely in accordance with HP14 as the proposed replacement appears to be more than 50% larger the existing footprint
Andrew Jessopp
No Objectionthe site has the benefit of residential use so the principle is not opposed; given the large plot size and the proposed design probably being preferable to the poor form of the existing then I have no objection
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application. Please contact our Network Operations Department... to discuss working practices around Cables and Overhead Lines
Conditions requested: condition of planning be that the applicant must contact the Authority; Contact the M.E.A. for Electrical Site Safety 5 documents before any work is carried out on site; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6
Isle of Man Water Authority
Conditional No ObjectionFor a change in the supply to a premises (domestic or commercial) the applicant should contact the loMWA Byelaws Inspector
Conditions requested: condition of planning be that the 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 a change in the supply to a premises (domestic or commercial) the applicant should contact the loMWA Byelaws Inspector (Michael Karran), tel. 695957
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners considered the above application at their meeting on Wednesday 20th February, 2008 and have no objection to the proposal
Isle of Man Fire and Rescue Service
Conditional No ObjectionAdvise Applicant to consult the Fire Safety Department as part of the Premises falls within the scope of the Fire precautions Pets Regulation 1996
Conditions requested: Advise Applicant to consult the Fire Safety Department as part of the Premises falls within the scope of the Fire precautions Pets Regulation 1996 and also to discuss all aspects of Fire Safety in the office accommodation
The original application 08/00138/B for demolition of an existing building and erection of a four-storey replacement providing office space and a residential apartment was refused by the Planning Committee, primarily due to height and massing harming the Ramsey Conservation Area and inadequate on-site car parking. The appellant argued the design fits the area's varying building heights, cited precedents of taller approved schemes, and challenged inconsistent parking requirements. The inspector found the four-storey height preserves and enhances the Conservation Area given existing and approved varying heights nearby, and dismissed parking concerns due to lack of evidence of problems and inconsistent application of standards compared to other approvals. The Minister accepted the inspector's recommendation to allow the appeal on 10 November 2008, with conditions on timing, drawings, and materials.
Precedent Value
This appeal demonstrates that in Conservation Areas without defined height policies, varying existing and approved building heights can justify taller proposals if no special character features are identified. Applicants should highlight inconsistent parking relaxations in comparable town centre schemes and secure local authority support.
Inspector: David Bushby BA [Hons] MCD MRTPI
