7 October 2024
3 West Quay Ramsey Isle Of Man IM8 1dw
Conversion of ground and first floor units to create 2 additional apartments including alterations to external elevations including new windows, doors, render and stone cladding.APPROVED - Change of use of the first floor to a one-bedroom apartment, external alterations and the internal works to the first, second and third floors. REFUSED - no permission is granted or implied for the change of use of the ground floor to residential accommodation.
Conversion of ground and first floor units to create 2 additional apartments including alterations to external elevations including new windows, doors, render and stone cladding
Change of use of ground floor retail shop and internal alterations to create a new dental surgery
Erection of non illuminated signage
Installation of uPVC windows to replace existing to side elevation
Installation of uPVC windows to replace existing to front elevation
Change of use from office / show room to a therapy room
Relocation of advertising sign
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Ramsey Town Commissioners submitted a statement confirming their original no objection position to the appeal for application 23/00832/B at 3 West Quay, Ramsey.
Ramsey Town Commissioners
No ObjectionThe Board of Ramsey Town Commissioners resolved to submit a no objection to this application so we have nothing further to add.
The original application for conversion of ground and first floor units to residential apartments was recommended for approval by the Planning Officer but refused by the Planning Committee on 25 March 2024 for two reasons: flood risk to ground floor sleeping accommodation contrary to IMSP GP2(l) and EP10, and loss of ground floor commercial use contrary to IMSP BP10 and RLP Town Centre Proposal 1a. The appellant argued that flood mitigation measures including raised floors, barriers, and resilience features addressed risks, the unit had been vacant with no commercial demand, and it would provide needed wheelchair-accessible housing. The inspector found the flood mitigation impractical, especially for wheelchair users reliant on a management company, and the rear bedroom vulnerable; marketing evidence for commercial uses was insufficient. First floor conversion and external alterations were uncontroversial and allowed subject to conditions including cycle parking; ground floor conversion dismissed, upholding both refusal reasons. Final split decision issued 7 October 2024 by the Minister.
Precedent Value
Demonstrates strict enforcement of ground floor commercial preference in quayside town centres and high bar for flood mitigations requiring pre-approved, practical schemes with no reliance on uncertain deployment. Future applicants must provide robust commercial marketing evidence and fully detailed, testable flood plans upfront.
Inspector: Frances Mahoney MRTPI IHBC
