2 February 2023 · Delegated - Principal Planner Chris Balmer
Peveril Court, Mooragh Promenade, Ramsey, Isle Of Man, IM8 3ab
The proposal sought to convert unused public house space in the basement and ground floor of a Victorian semi-detached building into five 1-bedroom flats (two in basement, two on ground floor, one duplex), including new rear balconies (1.2m x 2.8m with steel/glass balustrades) and alterations to rear windows/doors for …
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The officer concluded the proposal was unacceptable primarily due to high flood risk to basement apartments, noting the site's location in a high tidal flood risk zone, basement windows with cills bel…
Environment Policy 13
Prohibits development resulting in unacceptable flood risk on or off-site. Officer found basement apartments vulnerable due to low window cills, single escape, and no mitigation, creating unacceptable risk to occupants in major flood events, despite coastal defences and no historical flooding.
Environment Policy 10
Requires flood risk assessment and mitigation details for sites with flood potential. FRA provided historical data and off-site defences but no on-site measures, failing to demonstrate safeguards for basement.
Housing Policy 17
Permits conversions if flats have pleasant clear outlook from principal rooms. Basement rear flat's living/kitchen windows confined by high walled yard lack pleasant outlook; bedroom outlook insufficient to override.
General Policy 2
Requires development to respect site/surroundings, no adverse amenity/road safety/flood risk impacts. Acceptable on visual, amenity, highways; failed on flood risk (l) and amenity standards (h).
Do not oppose; no significant negative impact upon highway safety, network functionality and/or parking
No objection
Retract previous swifts survey request; recommend swift nest bricks as enhancement and checks for nesting birds prior to works
Highway Services has no objection and advises considering bicycle storage; DEFA Biodiversity initially objected due to swift nesting concerns but retracted after further information, recommending bird checks and swift nest bricks; DOI Flood Risk Management opposes residential use in basement due to flood risk; Ramsey Town Commissioners have no objection.
Key concern: significant risk to life and property at basement level due to flood zone location
Highway Services HDC
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 to consider the installation of bicycle storage.
DEFA Ecosystem Policy Team
ObjectionThe Ecosystem Policy Team would object to this application should our nesting swift concerns not be dealt with prior to determination of this application.
Conditions requested: ecological assessment for breeding swifts... by a suitably qualified ecological consultancy, and a report detailing the findings be submitted to Planning prior to determination
DEFA Ecosystem Policy Team
Conditional No Objectionwe would like to retract our comments requesting swifts surveys prior to determination, as based on the additional information we have now received, we do not believe that swifts currently nest with the Peveril Court building.
Conditions requested: checks for nesting birds undertaken prior to works taking place; If nesting birds are present then the works must stop immediately and advice be obtained from the DEFA Ecosystem Policy Team (651577); swift nest bricks are installed high up on the front elevation... around the central window on the front elevation, so there is a clear flight path underneath
Department of Infrastructure Flood Risk Management Division
ObjectionO - FRM do not support any residential Planning Application in a flood zone
Conditions requested: NO residential accommodation should be allowed in the basement level of this property
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to this proposal.
