Loading document...
Railtys Ellen Vanain
Annual erection of temporary scaffolding viewing platform for spectators during the TT and MGP Races, over stream between road and public house
The Swan Public House Lezayre Road Ramsey Isle Of Man IM8 2LN
PA Reference 15/00209/B
The Department has an interest in the site only as owner of the land. The Department is not the applicant, nor does it have any other interest in the development.
1.1 The application site is parcel of land which runs along the south-eastern boundary of The Swan Public House, Lezayre Road, Ramsey. The site which is rectangular in shape, currently accommodates a stream that runs from the south to the north of the boundaries of the site. The site is to the west of Parliament Square and south of Ramsey Town Hall.
2.1 The application seeks approval for the erection of a temporary scaffolding viewing platform for spectators during the TT and MGP Races, over a stream between the road and public house. The proposal includes the erection of 12 scaffolding poles within the site which would be tied to the boundary walls which surround the boundaries of the site. The 12 scaffolding poles form the foundations of the 15m x 4m grandstand which would be split into three levels at 2.2m, 2.7m and 3.3 metres above ground level.
3.1 There are no previous planning applications which are relevant in the consideration of this application.
4.1 The application site is located within an area of "Mixed Use" identified on the Ramsey Local Plan 1998, within which there are no policies of direct relevance to the proposal. The site is not within a Conservation Area.
4.2 Due to the land use designation of the site and the proposed works the following policies are relevant in the determination of the application:-
4.3 General Policy 2 states: "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."
4.4 Environment Policy 7 states: "Development which would cause demonstrable harm to a watercourse, wetland, pond or dub, and which could not be overcome by mitigation measures will not be permitted. Where development is proposed which would affect a watercourse, planning applications must comply with the following criteria: (a) all watercourses in the vicinity of the site must be identified on plans accompanying a planning application and include an adequate risk assessment to demonstrate that works will not cause long term deterioration in water quality; (b) details of pollution and alleviation measures must be submitted; (c) all engineering works proposed must be phased in an appropriate manner in order to avoid a reduction in water quality in any adjacent watercourse; and (d) development will not normally be allowed within 8 metres of any watercourse in order to protect the aquatic and bankside habitats and species."
4.5 Environment Policy 13 states: "Development which would result in an unacceptable risk from flooding, either on or off-site, will not be permitted."
5.0 REPRESENTATIONS
5.1 Ramsey Town Commissioners have no objections, but make the following observations (received on 25.03.2015): "Any approval should be subject to a conditions limiting the period during which the scaffold may be in place to TT and MGP fortnights."
5.2 Highways Services do not oppose (received on 27.03.2015).
5.3 Fisheries Division - DEFA (received on 20.03.15) make the following comments: "There are no major concerns on the proposed development from a fisheries perspective, provided that the works take place as planned, as a temporary construction with no alteration to the bank or bed of the stream. However, there would be concerns if the structure were to be left in place for a longer period of time, for example if the structure were left in place between the TT and Grand Prix events. In this case it would be likely that the resulting reduced light levels would have a negative impact on the ecology of the stream and have an adverse effect on resident fish populations (trout and eel). DEFA fisheries suggest that a condition to planning consent should be the requirement to remove the grandstand structure between the two motorsport events and to limit the length of time that it could be left in place.
In the event of a successful outcome, the applicant is advised to contact DEFA when works are due to commence, this can be done by email or telephone."
6.0 ASSESSMENT
6.1 The primary consideration is whether the proposed works would adversely affect the watercourse below and the ecology of the stream.
6.2 It is clear from the comments received from the Fisheries Division that the proposal is acceptable as long as the works which are proposed are undertaken as submitted. However, this is on the basis that the grandstand is removed after each event. It is considered this requested is acceptable and could be attached via a condition to any approval.
6.3 Overall, it is considered tis temporary structure would be appropriate and would provide a suitable grandstand beneficial to persons visiting and experiencing the motor sports events and beneficial to the economy of Ramsey.
7.0 RECOMMENDATION
7.1 For the above reasons, no objections are raised in respect of the proposa.
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2. The grandstand may only be erected one week prior to each TT (practice week and race week), and one week prior to each Festival of Motorcycling (otherwise known as the MGP) (practice week and race week) and must be removed from site one week after the final race of the TT and one week after the MGP Races. For the avoidance of doubt the grandstand cannot be retained between the TT and the MDP, or following the MGP.
Reason: The development is only appropriate on temporary bases and in the interests of the visual amenities of the street scene and ecology of the stream below.
Plans on which recommendations have been based and upon which any approval should rely.
1511-SG-100; 1511-SG-101; 1511-SG-102; 1511-SG-103.
Copyright in submitted documents remains with their authors. Request removal
