11 January 2023 · Delegated - Principal Planner (Jason Singleton)
5, College Street, Ramsey, Isle Of Man, IM8 1jn
The site at 5 College Street is a poorly maintained traditional two-storey end-terrace dwelling in Ramsey's town centre Conservation Area, previously converted from retail to residential. The proposal involves external refurbishment works such as replacing windows with sliding sash styles, adding a Juliet balcony and r…
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The officer assessed the principle of residential use as acceptable given the site's prior conversion from retail and its location in a mixed-use town centre zone, despite its poor state of repair.
General Policy 2
Requires development to respect site/surroundings in scale, form, design; not adversely affect townscape, amenity, highways, flooding, or Conservation Area character. Officer confirmed proposal meets all tests, enhancing streetscene and providing parking without adverse impacts.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. External alterations like new roof/windows/repairs deemed 'vast improvement' and 'enhancement', outweighing minor chimney removal.
Housing Policy 17
Permits conversions to flats with adequate amenity/parking/outlook. Though not a conversion, applied to residential refurbishment; site provides rear parking and pleasant outlook in town centre.
Environment Policy 13
Prohibits development with unacceptable flood risk. Assessed as acceptable for existing dwelling's external works in tidal zone, with condition for flood defences; no on/off-site risk warranting refusal.
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.
Flood defences details
Prior to the commencement of any development detailed plans are to be provided which demonstrate the flood defences to the dwelling including, internal flood alarm system, flood door/s and flood barriers and these approved details shall be completed/installed prior to the occupation of the dwelling and retained thereafter. Reason: In the interest of flood risk.
no objection; no significant negative impact upon highway safety, network functionality and/or parking
no objection
DOI Flood Risk Management raised concerns about sleeping accommodation in the basement due to high tidal flood risk and recommended no objection subject to a condition prohibiting it; Highways and Ramsey Town Commissioners had no objections.
Key concern: risk to life from sleeping accommodation in the basement due to high tidal flood risk
Department of Infrastructure (DOI) Flood Risk Management Division
Conditional No ObjectionThis property is in a high risk tidal flood zone and we would not support sleeping accommodation in the basement because of the risk to life.; The current 1 in 200 plus climate change level for Ramsey is 5.64mAD02 and we normally require ground levels so that the depth can be determined.; The exiting layout has the bedrooms on the first floor and the lounge in the basement which from a flood perspective would be a better approach.
Conditions requested: planning consent is conditioned that there must be no sleeping accommodation in the basement of the property
Department of Infrastructure (DOI) Flood Risk Management Division
No CommentFRM would like the applicant to provide the threshold and basement levels (against Douglas O2 levels).
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to this proposal.
DOI Highways Development Control
No ObjectionHighways Development Control does not oppose this proposal.; HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking with the public road avoided.; The Applicant is advised that Highway Licences may be necessary for use of the highway for equipment and materials during construction.
DOI Highways Development Control
No ObjectionHighway Development Control notes the additions and amendments uploaded on 7 December 2022 and continues to not oppose this proposal.
