16 December 2024
Harbour Bistro, Shipdesign House, East Quay, Ramsey, Isle Of Man, IM8 1ba
Conversion of Former Ground Floor Restaurant and First Floor Function Room Into four Apartments, roof alterations for the creation of a second floor terrace for existing apartment.
Conversion of Former Ground Floor Restaurant and First Floor Function Room Into four Apartments, roof alterations for the creation of a second floor terrace for existing apartment.
Installation of replacement windows (Retrospective)
Conversion of office and dwelling to restaurant and dwelling, Shipdesine House, East Quay, Ramsey.
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The original application to convert Shipdesign House, a vacant building in Ramsey's harbour area, into four apartments (two on ground floor, two on first floor) plus remodelling of existing upper apartments and creation of a second-floor terrace was refused by the planning authority primarily on flood risk grounds (Environment Policy 10, General Policy 2(l)) and poor outlook/privacy impacts from apartment 4 (Housing Policy 17(b), General Policy 2(g)). The appellant argued that flood levels were acceptable, citing precedents like Britannia Hotel and Collins Lane approvals, proposed mitigation measures, and that apartment 4 had adequate views; they also highlighted reuse benefits under Strategic Policy 1. The inspector found ground floor apartments placed future occupiers at unreasonable flood risk due to inadequate levels relative to D02 datum, unreliable mitigation, and rapid tidal flooding, rejecting relocation assumptions; for apartment 4, views were deemed bleak without pleasant outlook and caused overlooking harm. Benefits of reusing the vacant building in a sustainable location attracted moderate weight but did not outweigh harms. The Minister accepted the inspector's recommendation to dismiss the appeal on 16 December 2024.
Precedent Value
Emphasises need for precise D02 datum in flood FRAs and FRMD alignment; ground floor sleeping in high tidal risk zones requires exceptional justification despite reuse benefits. Applicants should prioritise upper-floor sleeping in conversions or provide robust datum-specific mitigation evidence.
Inspector: Jennifer Vyse DipTP, MRTPI, DipPBM
