20 August 2010 · Committee
Land At Corner Of Premier Road And Mooragh Promenade, Premier Road, Ramsey, Isle Of Man, IM8 3au
Permission was granted by the Planning Committee for the construction of a 30-bed hotel with an associated retail unit, 45-cover restaurant and bar, and parking on land bounded by Park Road, Premier Road, and Mooragh Promenade in Ramsey. The application was considered against a range of planning issues including planning policy, residential amenity, street scene impact, access and parking, loss of open space, and flooding. A legal agreement was also a significant matter, as an existing agreement from a previous application on the site made direct reference to that earlier permission, which would have restricted future works if not amended. The Planning Committee formally approved the application on 20 August 2010. The officer report had recommended deferral to allow the legal agreement to be resolved before a decision was made, but the Committee proceeded to grant permission subject to eight conditions.
The Planning Committee approved the application for a 30-bed hotel with retail unit, restaurant, and bar on land at Ramsey. Key planning issues considered included planning policy, residential amenity, impact on the street scene, access and parking, loss of open space, flooding, and a legal agreement. The decision notice records formal approval, though the officer report had recommended deferral pending resolution of a legal agreement linked to a previous application on the site.
Policy R/R/P2/C of the Ramsey Local Plan
designs should be of a high standard, be designed to acknowledge the architectural style, scale and massing of the adjacent Victorian buildings
General Policy 2
design should respect the site and surroundings in terms of the siting, layout, scale, form, design and landscaping
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
Recreation Policy 2
amount of open space that would be lost would not have a significant unacceptable effect
Recreation Policy 2: Development which would adversely affect, or result in the loss of Open Space or a recreation facility that is or has the potential to be, of recreational or amenity value to the community will not be permitted except in the following circumstances: (a) where alternative provision of equivalent community benefit and of equivalent or better accessibility is made available; and (b) where there would be an overall com munity gain from the development, and the particular loss of the open space or recreation facility would have no significant unacceptable effect on local open space or recreation provision or on the character or amenity of the area. 10.3.6 In the case of residential developments for 10 or more dwellings, the Department proposes to adopt the following general standards (which refer to the area required per 1000 head of population): Recreational Open Space Sports Pitches 1.8 ha Children's Play Space 0.6 ha Amenity Space 0.8 ha 10.3.7 These general standards will be applied having regard to the following circumstances: (i) the size, type, and particular needs of the resident population in question; (ii) the needs of visitors to the area; and (iii) the proximity and availability of existing Open Space, including the foreshore, public glens and parks, and school fields which may be available for public use outside of school hours. More detail is set out in Appendix 6. 10.3.8 The Department has therefore adopted the following policy such as to plan positively for the provision of well-designed recreational and amenity space.
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 3
Prior to the commencement of any works, samples of the external finishes of the building must be submitted to and approved by the Planning Authority, and thereafter the works must be carried out in accordance with the approved samples.
Condition 4
No development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Planning Authority and these works shall be carried out as approved. 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 the hotel, retail unit or restaurant hereby permitted. All planting shall be carried out in accordance the approved details in the first planting and seeding seasons following that first occupation. Any trees or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the planning authority gives written consent to any variation.
Condition 5
Any proposals for external signage must form the subject of a separate application under The Control of Advertisement Regulations 2005.
Condition 6
Prior to the commencement of any works on site, a detailed scheme for the translocation of the Subterranean Clover, Suffocated Clover, Rough Clover and Knotted Clover from the site must have been submitted and approved by the Planning Authority and thereafter the translocation must be carried out in accordance with the approved scheme.
Condition 7
No development may commence on site until the Planning Authority has agreed a method statement for the construction of the proposed development. Such method statement should include details of the hours of operation, the construction traffic and parking arrangements and the operation of any building compound.
Condition 8
The bar/restaurant shall only be open to the public between the hours of 09:00am and 01:00am the following day on any Monday, Tuesday, Wednesday, Thursday, Friday and Saturday and between the hours of 09:00am and 23:30pm (inclusive) on any Sunday.
Condition 9
The ground floor retail unit may be used for any purpose within Class 1 ("Shops") of Schedule 4 of the Town and Country Planning (Permitted Development) Order 2005; any other use must form the subject of a separate planning application.
