17 January 2023 · Delegated - Principal Planner (Jason Singleton)
Market Hill Plot, College Street, Ramsey, Isle Of Man, IM8 1la
The proposal involves constructing a new three-storey flat-roofed building on a small concreted vacant plot in Ramsey town centre, with a retail unit (Class 1.1) on the ground floor serving as a commercial kitchen for an adjacent ice cream business, and a residential apartment (Class 3.3) on the upper floors including …
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The officer concluded the proposal complies with General Policy 2, Business Policy 10, Strategic Policy 10, and Environment Policies 13, 35, and 43 of the Isle of Man Strategic Plan, as well as the Ra…
General Policy 2
Requires development to respect site/surroundings in siting, scale, design; not adversely affect amenity, character, road safety, flooding, or services. Officer assessed proposal as compliant due to appropriate town centre siting, design fitting rear streetscape, no amenity harms with privacy measures, relaxed parking justified, and flood mitigation provided.
Strategic Policy 10
Promotes integrated transport minimising car journeys, maximising public transport, ensuring highway safety. Site's town centre location near public transport and car park justified parking relaxation, with Highways confirming no safety impacts.
Business Policy 10
Permits retail in established town/village centres. Ground floor retail supported as appropriate scale in Ramsey Town Centre zoning, linked to applicant's existing business.
Environment Policy 13 - Development and flood risk
Prohibits development causing unacceptable flood risk on/off-site. Residential on upper floors above predicted flood levels, with FRA mitigation superior to extant permission, met policy test.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Modern design acceptable in rear enclosure not affecting key views, improving over vacant site.
Support regeneration of run-down areas
Supports regeneration of run-down urban areas via brownfield re-use. Vacant concreted plot's redevelopment encouraged as per Ramsey Local Plan town centre regeneration aims.
Transport Policy 7
Requires parking per standards, relaxable in town centres near transport. No on-site parking provided but relaxed due to adjacent car park, public transport proximity, and Highways no objection.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Materials approval
All external facing and roofing materials shall remain as shown on the plans and specified within the list of external finishes on the submitted Drawing No. 265/021 rev A received 13 July2022. No new types of materials shall be added to the external elevations of the development, hereby approved. Reason: In the interests of the character and appearance of the site and surrounding area.
Privacy screens on terrace
Prior to the use of the roof terrace approved as part of this application, the privacy screens to be installed on the west and east elevations of the terrace and which shall be 1.8m high shall be installed. The development shall not be carried out other than in accordance with the approved detail shown on Drawing No. 265/021 rev A and described in Agents correspondence received 5 October 2022. The privacy screens shall thereafter be retained as such. Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.
Window opening details
No development shall commence until details of the method of opening and closing all of the windows in the building hereby approved have been submitted to and approved in writing by the Department and the development shall only be carried out in accordance with details approved. Reason: In the interests of the appearance and character of the site and surrounding area.
Do not oppose (DNO) the application. No significant negative impact upon highway safety, network functionality and/or parking.
No objection. Suggest inclusion of integrated swift nest boxes as wildlife enhancement.
Highway Services has no objection to the application. DOI Flood Risk Management objects due to the site being in a flood zone and requires a full Flood Risk Assessment. DEFA Biodiversity has no objection but requests swift nest boxes.
Key concern: proposed property is within a Fluvial, Tidal and Surface water flood zone
Highway Services Division
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; The Applicant is advised that highway licences may be necessary for use of the highway during works for equipment and materials.
Department of Infrastructure Flood Risk Management Division
ObjectionFRM do not support this planning application.; The proposed property is within a Fluvial, Tidal and Surface water flood zone.
Conditions requested: A full FRA should be performed before the application is considered and any recommendations from the FRA should be conditioned in to the application if it is permitted
Department of Infrastructure Flood Risk Management Division
ObjectionFRM do not support this planning application.; The proposed property is within a Tidal and Surface water flood zone.
Conditions requested: A full FRA should be performed before the application is considered and any recommendations from the FRA should be conditioned in to the application if it is permitted
DEFA Biodiversity
No ObjectionThe Ecosystem Policy Team have no objection to this application. However, we request that the applicant gives consideration to the inclusion of integrated swift nest boxes (at least 2) high up on the side elevation of the new building, as an enhancement for wildlife.
Conditions requested: inclusion of integrated swift nest boxes (at least 2) high up on the side elevation of the new building, as an enhancement for wildlife
