8 August 2024 · Committee
Land At Corner Of Premier Road And Mooragh Promenade, Premier Road, Ramsey, Isle Of Man, IM8 3au
Permission was granted for the development of eight townhouses with associated car parking and landscaping on land at the corner of Premier Road and Mooragh Promenade in Ramsey, Isle of Man. The application was submitted by Seymar Developments Ltd and decided by committee on 8 August 2024. The officer recommended approval subject to a legal agreement. The planning committee considered a range of issues including the principle of residential development, highway safety and parking, visual and neighbouring amenity, affordable housing provision, open space, and flooding risks associated with the site's location west of Mooragh Promenade. Nine conditions were attached to the permission. The site has a substantial planning history, with ten previous applications recorded.
The committee approved the application for eight townhouses on land at the corner of Premier Road and Mooragh Promenade in Ramsey. The officer had recommended approval subject to a legal agreement. Key planning issues considered included the principle of residential development on the site, highway safety and parking provision, visual amenity, neighbouring amenity, affordable housing, open space, and flooding.
Strategic Policy 1
The proposed development accords with the provisions of Strategic Policies 1, 2 and 5
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
Strategic Policy 2
The proposed development accords with the provisions of Strategic Policies 1, 2 and 5
Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3. (1) Open Space is defined in Appendix 1. (2) Sustainable Urban Extensions are defined in Appendix 1 4.3.2 Appendix 3 to the Plan identifies the towns and villages, and also explains why the Department has rejected the idea of a new settlement, which was mooted in the Consultation Draft published in May 2000. 4.3.3 Each of our towns and villages has an ind ividual character arising not only from its geographical position and existing fabric, but also from its historical, cultural, and social background. This character should be protected and enhanced. Accordingly:
Strategic Policy 5
The proposed development accords with the provisions of Strategic Policies 1, 2 and 5
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
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
Housing Policy 1
Housing Policy 1: 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. 8.4.10 Analysis of the residential land availability statistics as well as preliminary examination of the potential of existing settlements, show that there is sufficient land to satisfy the demand for housing in lin e with the existing Island Spatial Strategy up until 2026. It is acknowledged that some land in and around the Main Centre (Douglas) is limited and that land designated on some extant development plans has been slow at coming forward for development. There appear to be a number of reasons for this ranging from the unwillingness of land owners to release land for development, the quality and location of that land , through to economic pressures; all of which may partly explain the decline in planning applica tions being submitted for new dwellings over the last decade or more. It will be necessary to address any land shortages as well as the suitability and deliverability of residential land as part of the preparation of the Area Plans.
Housing Policy 4
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.
Housing Policy 5
Housing Policy 5: 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 developments of 8 dwellings or more. The term affordable housing is defined by the Department as housing which is either: directly provided by the Department; or directly provided by Local Authorities; or meets the criteria for the Department's House Purchase Assistance Scheme 2004 (and any successor schemes approved by Tynwald). 8.7 New Housing in Existing Settlements 8.7.1 Recent Local Plans and Area Plans have included development briefs guiding the design and layout of land which is zoned for residential use. Such briefs should not needlessly prescribe design, but should indicate site-specific constraints, the need for provision of public facilities or amenities (such as play areas, neighbourhood shops, or land for schooling, open space, or road improvements), and, if appropriate, the maximum or minimum density and the need for the inclusion of an element of affordable housing. Where these briefs state that an optimum density should be achieved this should not be used as an argument for higher density development which has an adverse effect on the residential amenity of adjoining properties or the character of the area.
Environment Policy 42
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.''
Recreation Policy 3
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.
Policy R/R/P2/C of the Ramsey Local Plan
It further complies with Policy R/R/P2/C of the Ramsey Local Plan
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 development hereby approved shall not be occupied or operated until the parking, garages, layout and proposed footway on the frontage of the site have been implemented before first occupation of the dwellings. The parking and turning areas shall be provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Condition 3
No development shall take place until full details of soft landscaping and hard landscaping works have been submitted to and approved in writing by the Department which have also been considered and assessed by an arboriculturist in terms of their suitability for this coastal location and these works shall be carried out as approved. Details of the soft landscaping works include planting to all the roadside boundaries and the car park/area to rear of apartments. 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 the hereby approved extension, whichever is the sooner. Any trees or plants which die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of any apartment hereby permitted.
Condition 4
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.
Condition 5
Prior to the commencement of any works a botanical survey is required to be submitted and approved by the Department which is required to identify areas of interest and a plan for their protection or translocation. The development shall not take place unless in accordance with the approved details.
Condition 6
At least 4 swift nest bricks shall be incorporated into the northern, side elevation of the northern building. The swift boxes shall thereafter be retained and maintained for the lifetime of the development.
Condition 7
Prior to the commencement of the development, hereby permitted, the foul drainage proposals for the development must be illustrated on a drawing showing the connection(s) into the 1050mm diameter sewer within Park Road. Any connection should be made into the MH sewer ref SC45950004 as shown on the plan attached to MU's comments on the application. Any adoptable drainage must be constructed in accordance with Manx Sewers for Adoption.
Condition 8
In order to minimise the potential from flood risk, the threshold of any door or opening shall be sited a minimum of 600mm above flood level as per the design Flood Risk Assessment accompanying the application. Flood resilient doors must be installed prior to the first occupation of any dwelling, hereby permitted, especially in the garage area, with all such measures and doors, thereafter, be maintained for the lifetime of the development.
Condition 9
Prior to the commencement of the development, hereby permitted, a plan shall be submitted to and approved in writing by DEFA Planning showing areas marked out for Machine access. Areas designated for storage of materials, and waste or discharge of any compounds deleterious to plant or animal life shall not to be permitted in the marked off areas to avoid damage to vegetation and compaction of the topsoil.
Demolition of existing two bungalows and development of site to provide a hotel with function and conference facilities, and 96 residential apartments
Erection of a block of seventy four apartments with car parking and landscaping
Approval in principle for erection of apartment block with car parking
Erection of a four storey block comprising of eight residential apartments with associated car parking and landscaping, comprising amendments to PA 15/01141/B (part retrospective)
adjacent site
Erection of an extension to provide function suite and 30 additional bedrooms, alterations to existing car parks and creation of an additional car park access
adjacent site
Demolition of existing bungalow and erection of a four storey block comprising of eight residential apartments with associated car parking and landscaping
adjacent site
Construction of a 30 bed hotel development with a retail unit and 45 cover restaurant & bar with associated parking provision
adjacent site
Erection of two 6 storey apartment buildings containing 23 apartments in total, and associated parking
adjacent site
Variation of condition 2 of PA 17/00870/B, Erection of two 6 storey apartment buildings containing 23 apartments in total and associated parking, to amend the car parking provision
adjacent site
Erection of five detached dwellings with associated garages, parking and external works
adjacent site