23 March 2012 · Delegated
Structural Engineering Services Ltd, The Old Coastguard Station, Queens Promenade, Ramsey, Isle Of Man, IM8 1bh
The proposal sought to convert a three-storey office building — the Old Coastguard Station on Ramsey East Quay — into a single residential dwelling. The building sits within an active port environment, flanked by cement works warehouses to the north and south, further warehousing to the rear, and large shipping containers and industrial vehicles stored as close as five metres away on the quay. The application was refused on two grounds. First, the surrounding port activity — including industrial noise, pollution, and the proximity of heavy vehicles and containers — meant the proposal could not achieve satisfactory amenity standards for future residents. Second, introducing a residential use in this location would be likely to constrain the future operation and development of the adjoining harbour land and premises, contrary to the area's designation for harbour-related uses.
The conversion was refused because the active industrial port setting, with warehouses on three sides and shipping containers and heavy vehicles within metres of the building, could not provide acceptable living conditions for residents. Allowing a dwelling here would also risk prejudicing the future harbour-related use and development of the surrounding land, contrary to both the Isle of Man Strategic Plan 2007 and the Ramsey Local Plan 1998.
Refusal Reasons
East Quay and South Promenade
9.22 In conjunction with Policy R/TC/P5, a Traffic Management Scheme should be prepared including consideration for partial pedestrianisation for a limited amount of time each day along Market Hill, Parliament Street (as far westwards as Christian Street), Court Row and Cannells Lane. ## Policy R/TC/P8 Outbuildings/Warehouses at rear of Parliament Street (North Side) East of Christian Street
General Policy 2
General Policy 2: 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 the 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 the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Environment Policy 25
Transport Policy 7
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
