7 April 2025 · Delegated
39, Mysore Cottages, Waterloo Road, Ramsey, Isle Of Man, IM8 1dx
Permission was granted to use a mid-terrace dwellinghouse at 39 Waterloo Road, Ramsey as tourist accommodation in addition to its existing residential use. The property sits on the northeast side of Waterloo Road and forms part of a registered building. The officer's report identified three main planning considerations: the effect of the change of use on the registered building, parking provision, and flood risk given the site's location in a high tidal flood risk area. All three were assessed and the application was recommended for approval. The Department of Environment, Food and Agriculture formally approved the application on 7 April 2025, subject to one condition.
The Department of Environment, Food and Agriculture approved the application on 7 April 2025. The key planning issues considered were the impact on the registered building, parking provision, and flood risk, all of which were found to be acceptable.
General Policy 2
The proposal is not considered to harm the character of the Registered Building or give rise to an unacceptable impact on amenity or impact on highway safety. It is considered to 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
Environment Policy 33
It is considered to comply with General Policy 2, Environment Policy 33
Environment Policy 33: The change of use of Registered Buildings will only be permitted if the proposed use is appropriate and any alterations associated with the change are not detrimental to its character as a building of special architectural or historic interest. 7.28 Traditional Building Materials 7.28.1 Traditional building materials can be classified as stone for walls , slates for roofs and softwood for window frames. Local materials help to form the character of settlements in the Island. For example, sandstone was a common building material in the development of much of the older parts of Peel and limestone was historically used in Castletown. Whilst the original sources of some materials are no longer operating, reclaimed material from old buildings is often available. Such re-use will be particularly encouraged where sites are to be redeveloped and there is evide nce of material on site which can be recycled and reused. It will, however, not be appropriate to demolish historic buildings merely to reclaim usable materials. Another important aspect when attempting to retain the historic building stock is the use of the most appropriate mortar; common across the Island's built environment has been the use of lime-based mortar and washes.
Business Policy 13
It is considered to comply with General Policy 2, Environment Policy 33, Business Policy 13
Business Policy 13: Permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such u se would not compromise the amenities of neighbouring residents.
Transport Policy 7
It is considered to comply with General Policy 2, Environment Policy 33, Business Policy 13 and 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.
Strategic Policy 5
The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant
Strategic Policy 5: 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 be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies. 4.4 Economy 4.4.1 The Spatial Strategy identifies the Major Employment Areas around the Island. While the majority of business and employment is focused around the Douglas Metropolitan Area, there are other major employment areas at Castletown, the Airport/Freeport, Peel, Ramsey and Jurby. The Department considers the distribution of employment areas provides a spread of employment opportunities around the Island. While recognising the opportunities for small scale local employment within existing centres it is considered new employment should, in the main, be concentrated within existing settlements or those major employment areas referred to in the Island Spatial Strategy and illustrated on the Key Diagram. Existing Local and new Area Plans will provide detailed boundar ies for these areas. From time to time Government may judge it appropriate to offer financial incentives to encourage economic activity or investment in particular parts of the Island.
General Policy 2 (b), (g), (h), (i), (m), (n)
The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant
Environment Policy 10, 13
The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant
Environment Policy 32, 33
The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant
Transport Policy 7
The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant
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.
Appendix 7.6
The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant
Business Policy 13
Permission will generally be given for using private residential properties as tourist accommodation, providing that it can be demonstrated that such use would not compromise the amenities of neighbouring residents.
Business Policy 13: Permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such u se would not compromise the amenities of neighbouring residents.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
