9 January 2026 · Committee
Communal/Landlords, Burnville Court, Mooragh Promenade, Ramsey, Isle Of Man, IM8 3ah
The application proposed a new detached six-storey apartment block with 12 apartments on a currently open garden site adjacent to Isle of Alanis on Mooragh Promenade, Ramsey. The site, which includes a lawned area with boundary hedgerows and a single-storey double garage in one corner, sits between the end terraces of Isle of Alanis and Burnville Court, with gaps retained to both neighbours. The site is designated for residential development, and the key planning issues were the principle of development, visual impact on the Mooragh Promenade streetscene, effects on neighbouring amenity, highway safety, drainage, ecology, and housing supply. The committee found the scale, proportion, finish, and design of the block would sit comfortably within the site and have a positive visual impact on the promenade setting, which is characterised by Victorian buildings. The development adds to housing supply in a sustainable location close to Ramsey town centre, shops, and public transport, and no highway safety concerns were raised. Ecology conditions were attached, including bird-strike prevention measures on all glass balustrades and balconies.
The committee approved the application because the site is designated for residential use, the design responds appropriately to the scale and character of the Mooragh Promenade context, and the development adds housing in a sustainable, well-connected location. No highway safety concerns were identified and parking provision was considered appropriate. Impacts on neighbouring amenity were judged not significant enough to warrant refusal, though the officer noted this was finely balanced.
Development should make the best use of resources
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Strategic Policy 1: Development should make the best use of resources by: (a) optimising 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 (1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services. 4.2.2 In pursuance of (c) abo ve, the Department will, when formulating its programme for the preparation of new Area Plans, have particular regard to: (a) the availability of mains drainage connected to IRIS or other mains systems; (b) securing the future viability of rural primary schools; (c) the public investment in the Island's highway, bus, railway and tramway networks; (d) the provision and availability of water; and (e) community facilities. 4.3 Environment 4.3.1
New development should be located and designed such as to promote a more integrated transport network
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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;
New development in existing settlements must be designed to take account of the particular character and identity
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pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''
Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan
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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
New housing will be located primarily within our existing towns and villages
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Housing Policy 4: New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions (1) 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. 8.5.6 The anticipated increase in the total number of dwellings on the Island over the Plan period is approximately 14%. By administering the programme of Area Plan preparation, the Department will ensure that there is sufficient land zoned for residential development to meet the overall housing requirement figure required by Housing Policy 1. The Department has resolved to prepare under the provisions of the Town and Country Planning Act 1999 four Area Plans which will concentrate upon larger areas of the Island. These will focus on the North, West, East and South of the Island and correspond with those areas discussed at paragraph 5.9 of the Spatial Strategy Chapter. 8.6 Affordable Housing 8.6.1 The Department is concerned about the increasing difficulties of securing the provision of affordable housing across the Island. The Department can, and does as a Housing Authority, intervene financially to provide financial support to local Authorities; financial support to prospective owner occupiers (through the House Purchase Assistance Scheme 2002) and by direct provision of new houses to rent. The provision of affordable housin g is a material consideration in the preparation of the development plan. In the current situation the Department considers that, to secure an adequate provision of affordable housing, it is appropriate to require that any area of land identified for hous ing purposes should include a contribution towards the provision of affordable housing. 8.6.2 There are currently around 1,584 (as at 31 st March 2007) households on the General Housing Waiting List. In addition, there are some 690 (as at 31 st March 2007) households registered with the Department under the House Purchase Assistance Scheme (HPAS). This indicates a total current need of some 2,274 households for affordable housing. (1) Sustainable Urban Extensions are defined in Appendix 1 8.6.3 In the current circumstances the Department considers that approximately 25 % of new housing provision should take the form of affordable housing. In assessing the appropriate percentage in each instance, the Department will have regard to the fact that the figure is a target over the Plan Period as a whole; to evidence of local housing need; to the nature of the land and viability of the scheme; and to the nature of existing adjacent housing. The 25% provision will be monitored and reviewed as part of any review of the Strategic Plan.
Where appropriate, new development should include the provision of landscaped amenity areas
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Recreation Policy 3: Where appropriate, new development should include the provision of landscaped amenity areas as an integra l part of the design. New residential development of ten or more dwellings must make provision for recreational and amenity space in accordance with the standards specified in Appendix 6 to the Plan. 10.3.9 Open Space in new developments should be provid ed within the site, but where it is impractical to provide the recreational space within the site, consideration may be given either to (a) provision off-site, but conveniently close thereto; or to (b) the use of commuted sums, which, under the terms of a section 13 Agreement, would be paid to the Local Authority as a contribution towards the provision of community recreational open space. Further details of these requirements are included in Appendix 6.
New development should, where possible, be located close to existing public transport facilities
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Transport Policy 1: New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
Notwithstanding the details already submitted, a detailed plan which shows a total of 12 vehicle parking spaces within the lower ground floor car park shall be submitted in writing to the Department for approval and with at least one parking space as shown on this approved plan shall be allocated to each apartment within the apartment building hereby approved and shall be ready for use prior to the occupation of any apartment and retained thereafter for the parking of vehicle/s for that apartment.
Condition 3
Prior to occupation of any apartment and notwithstanding the details shown on the approved plans, all glass balustrades/balconies throughout the development shall be installed with measures to prevent bird strikes to be either etchings on the glass or use of ultraviolet decals, and thereafter retained.
Condition 4
Prior to the commencement of any development 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 Planning Authority. The development shall not be carried out unless strictly in accordance with the approved details.
Condition 5
Notwithstanding the details already submitted, a detailed plan which shows adequate bin storage within the lower ground floor shall be submitted in writing to the Department for approval and this approved bin storage shall be completed and ready for use prior to the occupation of any apartment and retained thereafter for the sole use of the occupants of the apartment building.
Condition 6
Prior to the commencement of any development full details of soft landscaping works shall be submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new planting showing, type, size, maximum height growth and position of each and including specifications for the green roof. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of any apartment, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species
Condition 7
Prior to the commencement of any development full details of hard landscaping works shall be submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the hard landscaping surfaces shall include colours, textures and manufacturers' details of the proposed materials. The development shall be undertaken in full accordance with these approved details prior to first occupation of the development hereby approved.
Condition 8
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2025 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the building hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Condition 9
Obscure glazing (Pilkington level 5 or equivalent) shall be installed in the following windows and shall be maintained as such thereafter; West Elevation Upper Ground Floor - Bathroom First Floor - Bathroom Second Floor - Bathroom Third Floor - Bathroom
Condition 10
Notwithstanding the details already submitted, a detailed plan which shows cycle storage (12 spaces) within the lower ground floor shall be submitted in writing to the - Department for approval and this approved cycle storage shall be completed and ready for use prior to the occupation of any apartment and retained thereafter for the sole use of the occupants of the apartment building.
Condition 11
Prior to the commencement of any development full details of bird brick provision have been submitted and approved in writing by the Department and these approved details shall be completed prior to the occupation of any dwelling.
Condition 12
Notwithstanding the details already submitted, a detailed plan demonstrating the access ramp details with a 1:12 gradient shall be submitted in writing for approval by the Department and this plan shall be full adhered and completed prior to the occupation of any apartment and retained thereafter.
Condition 13
Prior to the commencement of any development details of Flood Risk Management Plan and demountable flood defences or similar across the main vehicular access of the site onto Mooragh Promenade shall be submitted to, and approved in writing by the Department and these details shall be full adhered and shall be ready for use prior to the occupation of any apartment and retained thereafter.
