15 November 2019 · Committee
Beach House, Stanley Mount East, Ramsey, Isle Of Man, IM8 1np
This application sought permission for alterations, extensions, and the additional use of Beach House on Stanley Mount East, Ramsey as tourist living accommodation. The property is a part three-storey, part two-storey dwelling on the eastern side of Stanley Mount East, close to Queens Pier. During the committee process, the applicant amended the plans to remove a proposed first floor roof terrace at the front of the dwelling and submitted photomontages to help members better understand the appearance of the scheme. The committee approved the application, subject to five conditions. The main planning issues considered were the visual impact on the street scene, effects on neighbouring residents, and the potential impact on on-street parking in the area.
The Department of Environment, Food and Agriculture's committee determined to approve the application. The key planning considerations were the impact on the appearance of the street scene, effects on neighbouring residents, and on-street parking provision. Plans were amended during the process to remove a proposed first floor roof terrace at the front of the dwelling, with photomontages submitted to help clarify the scheme.
New development should be located and designed such as to promote a more integrated transport network
It is considered this would comply with this policy
Strategic Policy 10: New development should be located and designed such as to promote a more integrated transport network with the aim to: (a) minimise journeys, especially by private car; (b) make best use of public transport; (c) not adversely affect highway safety for all users, and (d) encourage pedestrian movement (1) Business Park is defined in Appendix 1 4.6 Social 4.6.1 The provision of an adequate supply of housing to meet the needs of the wider community is essential; this is in addition to the need to replace existing substandard or poor quality dwellings. Therefore;
Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan
Accordingly, it is considered the extensions would comply with 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
Outside Douglas development will be concentrated on the following Service Centres
In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically relevant
New development should, where possible, be located close to existing public transport facilities and routes
In terms of strategic plan policy
Transport Policy 1: New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes.
The Department will require that in all new development, parking provision must be in accordance with the Department's current standards
In terms of strategic plan policy
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.
Tourism development must be in accordance with the sustainable development objectives of this plan
In terms of strategic plan policy
Business Policy 11: Tourism development must be in accordance with the sustainable development objectives of this plan; policies and designat ions which seek to protect the countryside from development will be applied to tourist development with as much weight as they are to other types of development. Within the rural areas there may be (1) Tourism Strategy 2004 - 2008 Fit for the Future Department of Tourism and Leisure April 2004 situations where existing rural buildings could be used f or tourist use and Environment Policy 16 sets out the circumstances where this may be permitted.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
The tourist unit hereby approved as annotated with a green line on plans BH1(A) & BH2(A) dated stamped 7th August may only be used no earlier than three days before the first practice associated with the TT races & MGP Festival of Motorcycling and up to three days after the last race in each event. No permission is given for the use of the approved tourist unit between the two events and must revert to additional living accommodation associated with the main house Beach House.
Condition 3
All new windows shall be painted timber double hung vertical sliding sashes with joinery details to match the originals, and shall be retained as such.
Condition 4
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Condition 5
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
