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The site is located alongside Mooragh Promenade at the corner of Premier Road and Mooragh Promenade. Ramsey Park Hotel and a four story apartment block currently under construction lies immediately to the west, Mooragh Lake further to the west, residential properties to the south and the promenade to the east.
Within the wider area residential properties dominate to the north / northwest and Ramsey Town Centre is to the south beyond Sulby River.
Access for the existing site is currently served off Premier Road with pedestrian access also available.
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 development as a whole will provide a very impressive and iconic development on the prominent site in Ramsey.
The proposal includes the development of two buildings to provide 23 residential units within two 6 -storey apartment blocks. The development also includes car parking for 51 vehicles and 3 disabled spaces' ( 54 in total) and landscaping. The proposals have been designed with careful consideration of Ramsey Park Hotel and the apartments under construction to ensure some consistency with regards height, scale and bulk of the proposed apartment block.
The proposals have been designed to ensure each elevation adds interest and provides a positive development at this important location. This ensures a positive relationship with the Promenade.
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. 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.'
'Proposals for development must ensure that the individual character of our towns and villages is protected or enhanced by: (a) avoiding coalescence and maintaining adequate physical separation between settlements; and (b) having regard in the design of new development to the use of local materials and character.
'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; (I) 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 5,100 additional dwellings (net of demolitions), and including those created by conversion, to be built over the Plan period 2011 to 2026.'
'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 pf 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.
Dwellings should be of a high standard, and should be designed to acknowledge the architectural style, scale and massing of adjacent Victorian buildings, particularly on sites which face the promenade and the harbourside and Old river road, and design and scale should be appropriate to a harbourside location. On the Peveril plot and the Manor house site, there could be included office use with on-site parking space and open space provision; these particular developments should be undertaken after consultation with the Department of Agriculture, Fisheries and Forestry (D.A.F.F.), and should include appropriate measures to identify and transplant rare plans.
The layout of the proposals has been arranged to replicate the existing arrangement on site in respect of the vehicular access off Premier Road, the pedestrian access off Premier Road and the existing built form surrounding the site. The proposed apartment block is located on the eastern part of the site opposite to the existing hotel and apartments. This not only replicates the current arrangement of built form on site but also is positioned on a similar line to the rest of the properties fronting the promenade. This positioning and effective site development combined with choice of materials and design features covered below complies with strategic policies 1, 2, 3 and 5 of The Isle of Man Strategic plan 2016 as well as general policy 2. These policies all cover different aspects of the broad area of effective, sustainable, sensitive, responsible and well-designed development in keeping with local characteristics.
Vehicular access to the site is proposed via a solitary position off Premier Road; this utilizes the same access as the apartments currently under construction. This positioning ensures a safe and convenient access both to and from the site. This access links directly into a car park within the eastern part of the site with a pedestrian link into the building to the east. This specifically relates to strategic policy 1c regarding utilizing existing infrastructure and services and satisfies it by relying on existing road networks and accesses to public highways.
Pedestrian access is also proposed off Mooragh Promenade and Premier Road, to allow for alternative methods of access to both the carpark and directly to the eastern face of the proposed apartments.
The apartment blocks are positioned and orientated in such a way to maximize the benefit from views towards Mooragh Promenade to the east and also ensure that a positive relationship is maintained with the Ramsey Park Hotel, apartments to the west and the properties to the south. This sensitive approach to development in this area satisfies both the Isle of Man Strategic Plan 2016, environmental policy 42 and Ramsey Local Plan 1998's written statement on Mooragh Promenade ( 3.7 c ), both of which relate to promoting development that is sensitively designed and enhances existing development and the general visual amenity of the area.
The remainder of the site will incorporate landscaping and planting to further assist in maintaining a high quality of visual amenity.
The proposals include landscaping within the communal areas of the site. This includes sensitive planting on all sides of the building helping to 'soften' the proposals from being purely built form. The proposals also include planting around the borders of the car park to again soften this aspect of the proposals.
The result is a landscaping scheme which provides greenspace and planting within the undeveloped parts of the site serving to enhance the appearance of the proposals, not only from within the proposals but also from public vantage points surrounding the site.
This is a significant benefit of the scheme and ensures the proposals include an appropriate mix of flora on site to not only soften the built form but also provide added interest, intrigue and quality to the development. This helps ensure that the development is compliant with strategic policy 3 and 5 by enhancing the character of the area and making a positive contribution to the environment of the island.
The aim is to produce a high quality development appropriate in scale and character for the site and its prominent location on Mooragh Promenade whilst also ensuring deliverability. The overall aim is to provide a development that will be both aesthetically pleasing and economically viable.
The aim of the proposal is to provide a high quality apartment scheme that maximizes the opportunity on site whilst providing a development appropriate to this sensitive location in accordance to Ramsey local plan 1998 and relevant policies from the Isle of Man Strategic plan 2016.
The sensitive location of the site adjacent Mooragh Promenade is such that it is considered essential to provide a high quality and positive elevational treatment to all boundaries. The views of the development are considered as important as the views from the site and an integral part of the design has been to ensure a high standard is maintained on all publicly visible elevations.
The key is to ensure a high quality development is achieved appropriate to this important and prominent location. We believe the proposed development achieves these aims while complying with relevant planning policy.
The proposed development has been carefully designed in context with the neighboring Mooragh Promenade properties in terms of the height, scale and bulk. The proposals are 6 stories with a top height of 21.235 m , comparable to the top height of the adjacent buildings to the south east. The proposals provide 2 apartments per story of each block with a total of 23 apartments within the development. This approach ensures the development complies with Ramsey local plan policy 3.7 c and Isle of Man Strategic policy 5, general policy 2 and environmental policy 42 .
The external elevations have been carefully designed to ensure a positive relationship is achieved with all publicly visible vistas. The front elevations facing Mooragh Promenade includes a large gable and smaller gablet on each building protruding from the main block, with balconies below each. The gables and gablets, over both buildings, create a symmetrical pattern that is visually
pleasing with large gables bookmarking the development with smaller gablets towards the center of the development. The main pedestrian entrance sits in between the two projected bays. This variety in the building line provides a welldesigned and interesting elevation important for the primary elevation of the development.
The side elevation (north and south) are less detailed but include the balconies and multiple windows for each unit. The outward facing elevations of the buildings, that do not oppose each other; include slightly project gablets to add additional interest to these visible aspects of the side elevations. The easternmost windows also have additional detailing on both sides of each building to add even further interest.
The west elevation replicates the gable arrangement of the existing apartment development to the west of the site to ensure that the west elevation provides a similar level of detail and provides a high quality and interesting elevation when looking towards the site from west. The west elevation also includes Juliette balconies to the upper floor windows to provide detailing but does not include any full balconies.
The eastern elevation takes reference to the adjacent buildings along Mooragh Promenade. Detail is mimicked in the form of steeper gables and gablets paying homage to the existing streetscape and creating interest and symmetry between the two buildings as described above.
The attention to detail in the design elements of the elevations assist the development in complying with Isle of Man Strategic Plan 2016 policy 3 and 5 by providing a positive contribution to the area as well complying with General Policy 2, environmental policy 42 and Ramsey Local Plan 199837 c by ensuring the development coalesces well with the existing built form in the area and is sensitive to the historic design of the existing streetscape.
The proposed materials have been carefully selected and the properties are constructed from a combination of stone (to match the apartments under construction) and render with grey interlocking concrete roofing tiles. Stone (to match the apartments under construction) is typically at lower levels with render upon the more elevated parts of the properties. This selection of materials aims to coalesce the proposed development with the existing apartment scheme, hotel and more historic buildings on Mooragh Promenade. By doing this the scheme complies with Isle of Man Strategic Plan 2016 Strategic Policy 3 b, which requires development to have regard in the design of new development to the use of local materials and character.
All windows are to be upvc double glazed windows. The balconies and Juliette balconies include glass panels in stainless steel frames.
To assist in complying with Ramsey Local plan policy 3.7 C and Isle of Man Strategic plan 2016 environmental policy 42, the boundary wall is also rendered to match the boundary walls on the rest of the promenade and to provide a high quality boundary feature for the development in keeping with the existing development on site.
The use of these materials in the manner proposed will provide a high quality development with appropriate materials in context with the local area as required in Strategic Policy 3b. This ensures the proposed development does not look out of place and rather will be a significant improvement to the site and its surroundings.
A 3D visual has been prepared to illustrate the appearance of the proposals from Mooragh Promenade. This is very effective in demonstrating the high quality design and appearance of the proposals and how the development will sit in context with the existing development on site and Moorage Promenade.
The development includes 20no. 3 bedroom apartments with each apartment providing c. 1,500 sq ft of internal accommodation including 3 ensuite bedrooms, open plan kitchen / living / dining area, separate WC and storage space. The top floor of the northernmost building will consist of a single large penthouse c. 3,000 sq ft with the top floor of the southern building being split into two, two bed units of approximately 1400 sq ft .
The ground floor apartments benefit from a patio and the upper floors a balcony. The proposals have been carefully arranged and orientated with consideration of neighboring properties/uses to avoid any amenity or privacy issues and also to ensure each property benefits from a healthy proportion of private amenity space.
The result is a high quality and appropriate design for this sensitive location in compliance with all relevant planning policy.
It is proposed to use the existing single vehicular access off Premier Road, located to provide the required visibility splays in both directions and ensure safe and easy access both into and out of the site.
The access of Premier Road leads directly into the car park which currently provides 16 parking spaces and 2 disabled spaces ( 18 in total). The proposed extended car park will provide a total of 54 spaces including 3 disabled spaces. This results in a combined total for both residential schemes of 54 which is equal to a parking to dwelling ratio of 1.74 . While below the desired 2.0 set out in the parking standards, there is also ample roadside parking on Mooragh Promenade, Premiere Road and Park Road. This abundance of site adjacent on street parking more than covers the shortfall of 8 spaces from the main car parking area.
Pedestrian access is via the primary entrance off Mooragh Promenade and also the rear entrance via the car park.
TRANSPORTATION
As part of the proposals it is important to assess the transportation implications of the development to ensure the scheme is acceptable from highway safety, traffic and transportation issues. The key issues are discussed below.
Existing Site Conditions
The wider site currently accommodates hotel and an apartment block with a pedestrian access off Park Road.
All roads in the vicinity of the site are adopted highways. Premier Road is a two-lane two-way road linking Mooragh Promenade with Park Road. Park Road is a two-lane two-way road providing links towards Ramsey town center to the south. Mooragh Promenade is a dual carriageway providing links to the north and south.
To the east of the site the junction of Premier Road with Mooragh Promenade is a priority 'stop' junction. The visibility splays at the junction are extensive to the north and south.
To the west of the site the junction of Premier Road with Park Road is a simple priority junction. The visibility splays at the junction are extensive to the north and south.
Proposals
It is proposed to develop the site with two 6 story apartment blocks providing a total of 23 residential units. The proposed layout is submitted as part of this application.
The proposed access will utilize the same access point to the existing apartments to retain the relationship between access to the site and Premier Road. This will ensure the proposals interact with the local highway network in an appropriate manner. The proposals provide pedestrian access off Mooragh Promenade to the front of the building and also have a pedestrian entrance to the rear via the car park.
Accessibility
The site is well served by public transport and the nearest bus stop is located on the corner of Premier Road and Mooragh Promenade. Cycling has the potential to substitute for short car trips, particularly those less than 5 km. Ramsey town center is approximately 800m from the site.
The proposed development of two 6 story apartment blocks accommodating 23 residential units on the site would benefit from suitable access off Premier Road, is located in close proximity to bus stops providing public transport links to the north and the town center to the south and the level of traffic to be generated would have an insignificant impact upon the local highway network. Therefore the proposals are considered acceptable oh highways grounds.
There are no known protected species or protected habitats on site and this particular part of the site is just grassland left in a poor state with very little management and as a result is low quality as a biodiversity asset. The proposals provide additional planting as part of the landscaping scheme to ensure there is a variety of flora on site.
There are no trees on the site which to be removed as part of the proposals. As such a tree survey has not been undertaken and is deemed unnecessary.
The site is located in an area at risk of tidal flooding. Discussions have been undertaken with civil and structural engineers Graham Schofield Associates to determine the most suitable strategy to mitigate the risk of flooding. The proposed buildings and apartments are required to be 5.64 m above datum plus an additional 300 mm for the threshold and ground floor slab.
This can be achieved and the proposed development will satisfy these requirements.
The proposals include a drainage strategy to ensure the site will not increase the risk of flooding to other areas. Records have been reviewed and a combined sewer runs along Park Road, it is proposed that the development could discharge foul drainage into this at an acceptable rate of 1.5 liters per second. Surface water drainage would be discharged through designed soakaways as detailed in the flood risk assessment (e.g. soakaways).
This statement is prepared in support of the proposed development of two 6story apartment blocks accommodating 23 residential units at the vacant land off Premier Road, Ramsey. This statement has been prepared to cover all issues affecting the site.
The wider site is currently mixed use in nature therefore the principle of residential use is accepted. In addition, by virtue of the planning history of the site, in particular the planning permission for the development of a hotel and 96 apartments on this and the adjacent site (Ref: 07/01790/B), the principle of the built form of apartment on this particular part of the land is established. Adding further weight to this, is the succession of applications that followed, for a hotel (Ref: 09/01400/B), extension of said hotel (Ref: 17/00026/B), and apartments (Ref: 15/01141/B) on other parts of the site, with the original hotel already being in use and the apartments nearing completion, establishing the physical presence of development on the land.
The proposed development has been designed in accordance with the relevant planning policies, in context with the history of the site and in context with the site and surrounding area. This has taken careful consideration of the need to provide a high quality development upon this prominent site.
The proposals have been carefully designed to sit appropriately in context with the surrounding uses, in particular Ramsey Park Hotel, the apartment scheme already under construction, Mooragh Lake and Mooragh Promenade. The result is a high quality development appropriate to the site and its surroundings.
In light of the above, and following a detailed assessment of all other matters, the proposed development complies with all relevant planning policies and represents a high quality and deliverable development for this site.
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