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| Received | 210915 15 01067 |
| Amended | |
| DEFA, PLANNING AND BUILDING CONTROL DIVISION | |
| Town and Country Planning Act 1999 | |
| Date and Officer Initials | |
| Decision | |
| Appeal |
INVESTMENT | DEVELOPMENT | REGENERATION
ON BEHALF OF SEYMAR DEVELOPMENTS LTD
THE SITE OF THE FORMER GRAND ISLAND HOTEL
September 2015
Introduction 3 Site History 4 Site Location 6 Proposed Development 7 Relevant Planning Policies 8 Site Layout 11 Landscaping 12 Design 14 Access 16 Transportation 17 Ecology and Trees 21 Flood Risk & Drainage 23 Conclusion 24
Appendix 1 – Drawings and Schedule of Accommodation Appendix 2 – Landscape Concept / Strategy
INTRODUCTION
This statement is prepared on behalf of Seymar developments and is submitted in support of the proposed development of 11 large detached dwellings upon the site of the former Grand Island Hotel. This statement is intended to cover all matters affecting the proposals and thus provides a single statement in support of the proposed development.
The following issues are covered within this statement:
These issues are dealt with in turn throughout this report.
This site was originally occupied by a large 3 storey Georgian Building which was constructed in the 1880/90's as a private residence for the Paton family and called Beachmount. The original building was developed in 1895 from a country house into the Ramsey Hydro the first hotel on the island with brine baths.
A consortium bought the Ramsey Hydro in the 1960's and with financial aid from the Isle of Man Government the site was redeveloped and the hotel was re-launched as the Grand Island (figure 1).
Over the years the original Georgian Buildings had had a number of unsympathetic extensions/additions (figure 2). In 2007 an application, ref 07/01789/A, was submitted for approval in principle for the demolition of the existing hotel building and the development of the Grand Island Hotel site for residential accommodation. This was subsequently approved together with the approval of a replacement hotel on the Mooragh Promenade site in Ramsey, application ref 09/01400/B.
A condition was attached to the redevelopment of the Grand Island Hotel site delaying the demolition of the existing hotel until the completion of the new hotel at Mooragh Park.
Developments following this original approval in principle being granted led to the Grand Island Hotel becoming non-operational, leaving the building empty and unused and in a poor state of repair.
Subsequently a further application (ref 10/01269/A) was made and an approval in principle granted dated 19th May 2011 "to demolish the existing hotel and creation of 68 apartments contained in three buildings, car parking and landscaping and creation of new vehicular access". The significant Note attached to this approval is that "Given the 'Landmark Status' and prominent position of the Grand Island Hotel, the Planning Authority will be seeking any replacement building/s to be of 'Landmark Status' design, finished to a high standard. The standard must also be implemented to all publicly visible elevations of the new building/s."
The Grand Island Hotel buildings were demolished and the area "levelled" in June 2011, and the site now stands empty.
Following demolition of the Hotel a further application was submitted (Ref: 12/01041/B) for 'the erection of a development of 35 apartments arranged in five blocks with underground parking, roads, landscaping, gatehouse and electricity sub-station'. This application was approved on 2nd July 2013.
A further application was submitted dated 18th June 2014 (Ref: 14/00743/B) to vary conditions 1 and 7 of the consent 12/01041/B. this sought to amend the wording of Condition 1 to refer to commencement of development rather tha the
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take up of the use and sought to amend Condition 7 to enable the development and parking provision to be phased. This application was approved at committee subject to entering into a legal agreement. The terms of the legal agreement are agreed however formal sign off remains outstanding at the time of writing therefore this consent has not been issued.
Following the recent applications the sub-station has been constructed and installed in accordance with the requirements of Manx Utilities.
Discussions have been held with the planning department regarding the proposed development to ascertain some initial feedback prior to submission of an application. This involved a meeting with Chris Balmer to discuss the site and the current proposals.
The feedback received was generally positive and confirmed acceptance to the principle of private dwellings on site in light of the planning history. Concerns were raised however on the presence of 3 dwellings on the front of the site (facing the promenade) and whether this would constitute a 'landmark' development. The preference would be for a single large property upon this part of the site to retain the imposing nature of the former Hotel and retain the bulk, scale and mass of such a building.
Comments were also received regarding materials stating a preference for materials more common throughout the local area. The previous proposals illustrated red brick however the planning department stated a preference for materials more suited to the local area (i.e. Manx Stone).
In light of the feedback from this meeting a number of amendments to the scheme were introduced prior to arriving at the development now forming this application.
Discussions have also been undertaken with Ramsey Town Commissioners to ascertain their views to the development of dwellings as opposed to apartments. The response received was very positive with clear support for dwellings and strong support for large high quality properties.
Overall the pre-application discussions were positive subject to a number of comments regarding materials and design.
SITE LOCATION
The site has an area of approximately 3.7 acres and is bounded to the North by agricultural fields, to the west by Bride Road, to the south by Vollan Crescent and to the east by the promenade to Ramsey Bay. A location plan submitted as part of the application.
The Grand Island Hotel sat on a flattened plateau to the west of the site and overlooked Ramsey Bay. From the plateau a "stepped" slope, once the formal lawns to the hotel, runs down to the promenade.
There is, however, a higher section of land to the north-east corner of the site which is linked to the main plateau and provided a sitting/viewing promontory for hotel residents.
There are good views generally in all directions, limited only at lower levels by the existing building to the north-west on the opposite side of Bride Road.
Existing vehicular access and egress is from Bride Road only, due to the slope and existing trees to the Vollan Crescent boundary. Existing pedestrian access is from both Bride Road and the promenade.
A site plan is submitted as part of the application.
The development now proposed has been designed taking careful consideration of significant market factors alongside the previously approved schemes to ensure the same objectives can be achieved and a high quality, vibrant and distinctive development is provided where people from the island and beyond will want to live. The proposals will provide the island with a landmark development where all buildings are finished to a high quality both internally and externally, complemented by a landscaping scheme suitable for this seaside location.
The development as a whole will provide a very impressive and iconic development on the prominent site in Ramsey representing appropriate and suitable replacement to the former Grand Island Hotel.
The proposal includes a hierarchy of buildings across the site with the most exclusive properties located to the eastern side of the site facing the promenade. This ensures the views from the promenade are of the highest quality buildings on site. The remaining buildings within the site are still of a high standard but a lesser quality moving to the west along Bride Road. This arrangement ensures a transition through the site of increasing quality culminating in the flagship properties facing the promenade.
The proposals include the provision of 11 detached dwellings across the site, moving away from the previous apartment led schemes. The shift to private dwellings is due to a significant shift in market forces away from apartments towards the more traditional family home. In light of this shift in market forces there is little confidence to progress an apartment scheme.
Despite the change in direction to dwellings we are of the firm opinion that such a proposal can be delivered whilst still providing a landmark development on a very prominent site.
This site requires something unique and special that will stand out in the market place and provide a high quality development appropriate to its prominent location to continue the iconic status of this site and development within Ramsay. The current proposals achieve their objectives and provide a scheme which is viable and deliverable within the current market place.
The relevant planning policies in the Development Plan applicable to the determination of this application are set out below.
'Development should make the best use of resources by:
(a) optimizing the use of previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space and amenity standards; and (c) being located so as to utilize existing and planned infrastructure, facilities and services.'
'New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages. Development will be permitted in the countryside only in exceptional circumstances identified in paragraph 6.3.'
'New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to take account of the Strategic Aims and Policies.'
'Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
(a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
(g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption.
'The housing needs of the Island will be met by making provision for sufficient development opportunities to enable 6000 additional dwellings (net of demolitions), and including those created by conversion, to be built over the Plan period 2001 to 2016.'
'New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:
(a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10; (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14.'
'In granting planning permission on land zoned for residential development or in predominantly residential areas the Department will normally require that 25% of provision should be made up of affordable housing. This policy will apply to development of 8 dwellings or more.'
'New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans.
SITE LAYOUT
The layout of the buildings has been driven by consideration of the existing topography of the site and the excellent views available both to and from the site. All buildings are located at the existing plateau levels to maintain the prominent nature of the buildings on site. The site plan submitted as part of the application illustrates the proposed layout.
Access to the site is proposed via a solitary position off Bride Road to ensure a positive relationship between the site and the local highway network, ensure safe and convenient access both to and from the site, provide a well-designed frontage on to Bride Road and maintain the integrity of the site and its existing features. The proposed access replicates the arrangement for the previous application.
The proposed dwellings are served off a central spine road leading up to the flagship properties to the east. This arrangement ensures each property is easily accessible, represents an efficient use of the site and ensures each property benefits from sufficient privacy and ample amenity space.
The layout takes into account the access throughout the site, including for refuse vehicles, and all properties have generous space for off-street parking.
The seaward views have been optimized via the location of the flagship properties (House Type A) facing the promenade. The prominence and importance of the buildings from the promenade is maintained by their positioning and orientation at the summit of the gardens sloping up from the promenade.
The remaining properties have also been carefully positioned to optimize views from the site whilst also ensuring views of the proposals from the surrounding area provide a high quality development with an active frontage to key elevations. The layout has been arranged in such a way to ensure that all views, when approaching from any direction, are attractive and impressive contributing to the establishment of a landmark development.
The eastern portion of the site alongside the promenade will provide a communal landscaped area accessed via a path from the main access road. This will provide a very pleasant and attractive landscaped area for use by the prospective residents. This also provides a link onto the promenade in the south east corner as per the original hotel.
In addition, it is important to highlight the importance of landscaping in the layout and design of the proposals. The landscaping scheme is an integral part of the proposals and has been a key influencing factor in the arrangement of development within the site.
The overall design approach to the landscaping scheme for this site is based on an understanding of the site conditions, the retention and development wherever possible of existing landscape features and a visual assessment to achieve both the careful integration of the development into the existing landscape scale and character whilst reducing to a minimum any adverse impacts or visual intrusion.
As part of this strategy the plant species have been carefully selected to ensure only those well suited to the site conditions are incorporated within the landscaping proposals. There is little value in incorporating planting species which will not withstand the local site conditions therefore there is a careful balance to be made between the appropriate species to incorporate and the layout/arrangement of planting as part of the development itself.
The following species are intended to be used as part of the landscaping scheme for this site: structure/screen planting (native species only); woodland edge mix (semi-ornamental and native species); ornamental hedges; feathered and multi-stemmed trees; ornamental shrub beds (evergreen and deciduous); wildflower mixes; and lawns (including differential mowing regimes).
The former hotel included an area of formal gardens between the main hotel building and the promenade and the proposed development seeks to retain this arrangement. This area will include various walkways and landscaped gardens to provide an attractive and pleasant transition between the promenade and the proposed buildings on site.
The landscaping scheme also includes appropriate boundary treatment and provides internal landscaping to ensure the areas between the proposed dwellings within the site are attractive. This approach seeks to ensure the transition from Bride Road into the site is an appropriate and attractive one and ensure the internal movements within the site are equally attractive maximizing the potential for well planned landscaping to enhance the appearance of the site and the setting for each property.
This approach to the landscaping has ensured the layout and design of the proposed development has been approached in such a way to maximize the opportunity for the landscaping to enhance the quality, appearance and setting of the development as a whole.
This ensures that the landscaping compliments the design and layout of the proposals to assist in the creation of a landmark development on this important site within Ramsey.
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