11 October 2023 · Planning Committee, signed by J Chance, Director of Planning and Building Control
The Tide, 22, Parliament Street, Ramsey, Isle Of Man, IM8 1ap
The proposal involves demolishing existing unsafe structures and building a new four-storey mixed-use development in Ramsey town centre, featuring three ground-floor retail units (two on Parliament Street and one on West Quay) and eight residential apartments above (three each on first and second floors, two on the thi…
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The proposal was approved because it complies with Section 18(4) of the Town and Country Planning Act (1999), requiring development in Conservation Areas to preserve or enhance character and appearanc…
Environment Policy 35
Requires development in Conservation Areas to preserve or enhance character and appearance. Officer assessed the proposal preserves the area overall and enhances it compared to existing flat-roofed structures, with design elements like windows and shop fronts complementing the streetscene.
Strategic Policy 1
Development should use previously developed land and existing infrastructure. Site comprises previously developed town centre properties, including one demolished as unsafe, supporting redevelopment.
Strategic Policy 2 - Priority for new development to identified towns and villages
Focuses new development in existing settlements. Proposal in Ramsey town centre aligns with this and Spatial Policy 2 for Service Centres.
General Policy 2
Covers development control including design (b,c), neighbouring amenities (g), living conditions (h), flood risk (l). Assessed compliant: design fits streetscene, no harm to amenities, satisfactory internal standards, flood measures conditioned.
Transport Policy 7
Requires parking standards but allows relaxation in Conservation Areas near public transport if no unacceptable on-street parking. Relaxed due to site constraints, bike/bin storage, and town centre location with bus/rail nearby.
Environment Policy 10
Addresses flood risk. No FRA required as risk low for upper-floor residential; conditioned flood mitigation accepted by Flood Risk Management.
Housing Policy 5
Requires 25% affordable housing for 8+ units. Commuted sum of £12,000 for two units agreed via Section 13, confirmed acceptable by DOI Housing.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Window details
The windows in the ground, first and second floors are to be sliding sash, with externally expressed glazing bars on the upper and lower frames and run through sash horns.
Retail use restriction
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2019 (or any Order revoking and/or re-enacting that Order with or without modification), the ground floor (shown as "retail" on approved plans) shall only be used as a "Shop" use as defined in Class 1.1, of Schedule 5 of the Order.
Flood mitigation details
Prior to commencement details of the flood mitigation measures including flood door details must be submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and shall be retained thereafter.
Roller shutter doors details
Prior to commencement details of the roller shutter doors to the bicycle and bin storage must be submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details prior to the occupation of the apartments or retail units.
Bin and bike stores completion
Prior to occupation of any retail or apartment unit the wheelie bin store and bike store as shown in drawing P-01 Rev B, must be completed and shall at all times be made available for the proposed use and retained thereafter.
do not oppose and accept a full relaxation of the vehicular parking requirements
no objection
no objection subject to conditions
no objections but would like a condition attached regarding the windows
Multiple statutory consultees including DEFA Registered Buildings Officer, Highways, Flood Risk Management, Public Estates and Housing, DEFA Fisheries, and Ramsey Town Commissioners provided responses, generally raising no objections subject to specific conditions on windows, flood resilience, and affordable housing provision.
Key concern: property is in a tidal flood zone
Tom Sinden: Assistant Registered Buildings Officer
Conditional No Objectionthe proposed design is judged to be sufficiently sympathetic... to have a neutral impact on the area’s special character; Recommendation: Approve with conditions
Conditions requested: The windows in the ground, first and second floors are to be sliding sash, with externally expressed glazing bars on the upper and lower frames and run through sash horns.
Highways Development Control
No ObjectionHighway Services Development Control raises no objection to the proposal.; Recommendation: DNO
Department of Infrastructure (DOI) Flood Risk Management Division
Conditional No ObjectionFRM recommend that the site be built to 1:200 + Climate Change specification; DNOC
Conditions requested: Floor level must be 5.64 Do2 +300mm freeboard.; Residential accommodation must not be permitted on the ground floor.; FLOOD DOORS on ALL ground floor entrance/exit would be acceptable. Flood Barriers are not acceptable
Public Estates and Housing Division
Conditional No ObjectionWe always note that we want affordable housing ideally, not Commuted Sums; We have calculated the Commuted Sum for two affordable apartments as total £12k
Conditions requested: applicant to enter into a Section 13 Agreement with the Department to provide affordable housing, based upon the usual calculation of 25% of the number of units approved within the application. Accordingly, the Affordable Housing inclusion should total 2 dwellings each having two bedrooms.
DEFA Fisheries
No ObjectionDEFA, fisheries have no objections to this development from a fisheries perspective.
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to the amended plans.
