Loading document...
22 Parliament Street and 6 West Quay, Ramsey
For Ardlui Limited
This application, on behalf of Ardlui Ltd, is for full approval for operational development involving building works, to create retail outlets on ground floor and eight new apartments on the upper levels. The site is located between Parliament Street and West Quay, in Ramsey. Planning applications have been submitted for the demolition of the existing buildings on the site under applications references 21/01005/B and 21/01006/CON.
The site is located within the area designated as 'Mixed Use' Town Centre on Map No. 2 in the Ramsey Local Plan 1998. The proposed use of the building as retail and residential usage, when considered with the flexibility of the 'Mixed Use' designation, is in accordance with the Local Plan. Therefore, Isle of Man Strategic Plan 2007 General Policy 2 (GP2) applies.
The development is also within the 'conservation area' of the town, as defined within the Ramsey "Conservation Area" map No. 1 1992.
A pre-consultation meeting was held with Planning Officer Chris Balmer and Registered Buildings Officer Ross Brazier, on 5th August 2021. At the meeting proposals for retail units on ground floor and apartments on three upper storeys was discussed and no objections were raised but additional detail on the West Quay frontage was requested. Further details were issued by email on 24th August 2021 and Chris Balmer responded in an email dated 27th September 2021, a copy of which can be found in Appendix A. Overall the officers were happy with the proposals but raised concerns over a render circle detail and glass balcony on the Parliament Street elevations. They also asked that glazed balconies on the West Quay be flush with the elevation, and that the roof be natural slate and all windows (above ground) should be sliding sash windows. The proposals submitted as part of this application have addressed these concerns. The render circle and balconies on Parliament Street have been removed from the design proposals. The glass Juliet balconies on West Quay are flush with the facade, the roof is natural slate and the windows above ground are all sliding sash windows. Therefore, the Officers' concerns have been addressed in the final design proposals.
The site is located between Parliament Street and West Quay, in Ramsey. It has previously been used as retail
planning statement
units on the ground floor and offices on the upper levels. The site in plan is rectangular, adjoining a building on the eastern side of the site, with a narrow public footpath to the western side of the site. The southern end of the site fronts on to Parliament Street, while the northern side faces the West Quay and the harbour quayside. The narrow lane provides access to neighbouring residential properties and to the service area of the Trafalgar Hotel and public house. The site has no external private space around its perimeter.
The existing 'Tide' frontage on Parliament Street and 'The Jewel Box' frontage on West Quay are two storey and single storey respectively, both with flat roofs.
The existing Parliament Street street-scene in the locality of the site, is dominated by buildings from the Victorian era, with large glass fronted shop units on ground floor and two or three storeys above with rectangular windows and traditional sash windows. The eaves/roofline is undulating along this stretch of the street, with abrupt changes in level, between two and three storeys. The eaves is usually a strong feature with cornices, parapets and occasionally with added dentils. There are occasional mid-elevation string courses and occasionally windows have mouldings over and around. The dominant wall finish is painted render with an occasional brick or stone façade. The dominant roof finish is natural slate. Occasionally the eaves/roofline is punctuated with dormer window facades.
The design for the new elevation on Parliament Street is sympathetic to the other facades in the locality. The ground floor shopfronts are designed to be traditional in appearance showing large glass fronts, with render pilasters on both sides, a shop-sign panel over the shop windows and a render panel under the shop windows. The sill height of the render panel under the window is set to be 600mm above the predicted flood level on Parliament Street. Above ground, the three upper storeys are split in a two-thirds and one-third proportions; two-thirds painted render with traditional vertical sash windows and one-third rooftop of natural slate mansard punctuated with lead dormers with vertical sash windows. The horizontal division between the ground shop fronts and the upper painted render walls is emphasised with a simple projecting cornice. The horizontal division between the slate mansard roof and rendered walls below is emphasised with a strong cornice line with dentils. The overall effect of the proposed Parliament Street elevation is one of being in context with the nearby street façade.
The existing West Quay street-scene is a much more eclectic mix of buildings both in terms of heights and facades; reflecting the varied commercial activity from when the area was a working harbour. The storey heights vary between single storey and four storeys, and the façade types - some ground floors have shopfronts, some have central doors with windows either side, some upper floors have strong horizontal cornice and string features, and other upper floors have strong dual-pitched gable frontages with central windows with windows to either side.
The design for the new West Quay elevation is very much traditional in its use of materials and proportioning of the upper storeys and windows in the upper floors. On the former Auldyn House there was a 45-degree return on the corner between West Quay and the lane to the west side of the site. This 45-degree return has been replicated up the full height of the building to create visual interest on the north-west corner of the new building. The ground floor has traditional large glass shop windows with painted render pilasters to both sides, and painted render panels under the shop windows. Immediately above the shop fronts is a rendered shop-sign
panel topped with a simple projecting cornice.
Above ground, the three upper storeys are split in a two-thirds and one-third proportion; two-thirds painted render with traditional vertical sash windows and one-third a rooftop of natural slate mansard roof. To enjoy the views across the harbour to the sea, tripartite sliding folding doors with a glass Juliet balcony have been designed on the first and second floor apartments. The slate mansard roof has heritage style rooflights set flush within the line of the mansard slate. This ensures the windows blend into the roof rather than stand out, making the windows at roof level more subtle.
Flood Risk:
The site sits in a High-Risk Flood Zone (Tidal). The flood risk level for the area of the site has been co-ordinated with the Department of Infrastructure. Correspondence with Mr M Cowin, Flood Risk Manager at Department of Infrastructure, Flood Management Division, has established the flood level datum of 5.64 ADouglasO2, for a 1 in 200 year plus climate change tidal event at the site location. Mr Cowin has recommended flood protection to a freeboard of 600mm above the predicted flood level datum. See email dated 23rd December 2021 in Appendix B.
Plans to shore up tidal defences along Ramsey's quayside were made public by the Department of Infrastructure in June 2021. At the time of making this planning application the Department of Infrastructure are in the process of considering options for Flood Defences along the quayside and harbourside. When complete, this would offer flood protection for all properties along the quayside and Parliament Street.
Until then defences for the ground floor areas shall consist of de-mountable type of structure eg: flood boards, that will be installed once exceptional storm surge forecasts are made and it's supporting channels structure will be an integrated part of the building construction. The type of storm surge that would cause flooding to the development is exceptional and would generally be forecast several days and at least 48 hours in advance of any such event, allowing plenty time for deployment. The window shop fronts sills to the Parliament Street frontage are designed to be above the predicted flood level datum, by a freeboard of 600mm. Due to its lower floor level, the window shop fronts sills to the West Quay frontage are designed to be at the predicted flood level datum, with the additional freeboard of 600mm being made up with flood boards installed into permanently installed channels. The shop doorways and apartments entrance doorway are designed to allow for temporary flood defence boards to be installed into permanent channels built into the doorways to the same flood level plus 600mm. This is as recommended by Mr Cowin and is as shown on the application drawings.
The new entrance to the apartments, and the shopfront on West Quay, will be required to be level access, so the internal floor level will be below the flood level datum on this side of the building. Temporary Flood defence systems - such as 'flood boards' would have to be 1.2m high to provide flood defence. This however would impede any access/egress from the upper residential properties, in an emergency. Therefore, as further protection, the shop and apartments entrance will be designed with resilient finishes to floor walls and staircase up to and above the freeboard level of 600mm above the predicted flood level of 5.64.
planning statement
Foul drainage will be taken from the building and discharged into the main drain run, assumed to be in the shared narrow lane adjacent to the building. Surface water will be collected from the roof and connected into rainwater downpipes along the lane elevation and discharged to the existing drains in the lane, using new gulley's in the existing gulley locations.
It is not anticipated the retail or residential proposals will have any adverse impact on neighbouring properties, over and above its previous use as retail and office space. During the design stages the designers have located the windows along the lane frontage so that they do not directly overlook the windows in the adjacent properties.
There was pre-application consultation correspondence with Sheila Henley, from the Highways Development Control, Department of Infrastructure. See email dated 15th December 2021 in Appendix C. The designers noted the site was landlocked, and in a Conservation Area. The designers believe that alternative more sustainable means of travel, can be used in this town centre location. As a result, the designers considered that maintaining the sensitive street-scene on both West Quay and Parliament Street, with retail frontages providing street activity, improving the historic environment, outweighed the creation of a new vehicle access with parking on the ground floor level.
The Applicant believes it is most likely the people renting the apartments would already live and work in Ramsey. The Applicant is also fully supportive of the Isle of Man Government "active travel policy" and as such will be looking to rent to people who also follow that philosophy. The Ramsey Bus Station is a very short walk from the site and provides regular bus services from Ramsey to Douglas and other towns on the island. Local bus stops are also available on Waterloo Road and Parliament Square. During Spring to Autumn there is also the MER Railway Station located near to the site and this provides electric rail services to Douglas, calling at other towns and villages on the way. Retail customers and staff parking options include street parking for limited periods on nearby streets in the Quay side and Parliament Street, in addition to the nearby public car parks in the town centre. Residents, within the new apartments, who require vehicular parking facilities can apply for a 'residents parking permit', utilising the designated parking bays along the quay side or the in the near vicinity. In support of alternate more sustainable travel facilities, the proposed development will provide bicycle storage for 16 cycles located off the lane, for use of shop staff and residents. The bicycle storage is secured by roller shutter doors. By proposing alternative and more sustainable means of travel the designers believe the development proposals will benefit the character of the Conservation Area.
There are four 1100 Litre wheelie bins located in two stores accessed directly off the lane, nearest to West Quay. Two of the waste bins are for the use of the apartments and two are for the use of the retail outlets. The stores are secured with roller shutter doors.
A considered and thoughtful design approach has been applied to the proposals. The design proposal reflects the architectural styles prevalent in the locality and is contextual in nature. The choice of materials is respectful to the locality and architecturally sensitive to immediate neighbours. We have consulted Highways Development Control, Flood Management Division and Planning Division during the design process, gaining and applying their comments and design guidance. We believe the design proposals satisfy the Local Planning and associated policies, (i.e. the relevant sub- clauses of General Policy 2 and Environmental Policy 36. Therefore, the Applicant respectfully requests the Planning Committee to grant approval to this application.
planning statement
From: Balmer, Chris <[email protected]> Sent: 27 September 2021 14:57 To: Niall McGarrigle; Brazier, Ross Cc: DEFA, North Planning Enquiries Subject: RE: 1658.11 Auldyn House and 22 Parliament Street/6 West Quay
Hi Niall,
Thanks for email.
Overall, we are happy with the proposal. The only aspects we have some concern/comments are:
Could we see a section drawing of the whole building (i.e. side elevations) please?
Also, I spoke to Norrey (I think) a couple of weeks ago explaining that we will struggle to approve the two current applications to demolition the existing and former building on the sites; as we don't have a currently application in place to judge the loss of the buildings. I advised that unless the new scheme was submitted in a week or two, then they should be withdrawn and re-submitted till the new scheme is in place as we will need to make a decision on them both soon.
Kind regards
Chris
Any views expressed in this email are those of the officer only and are without prejudice to any formal decision made under the provisions of the Town and Country Planning Act 1999 and any relevant secondary legislation.
Please be aware that should the content of this email be materially relevant to a planning application, its content may be published as detail relevant to the formal assessment of the application. Publication will include availability via online services.
planning statement
From: Cowin, Malcolm (FMD) <[email protected]> Sent: 23 December 2021 12:36 To: Niall McGarrigle Cc: Dainton, Peter; DOI, IOM Flood Hub Subject: RE: 1658.11 Proposed Retail and Residential Development, 22 Parliament Street and 6 West Quay, Ramsey
Good afternoon Niall,
The 1 in 200 plus climate change level for Ramsey is still 5.64mAD02 and we recommend a freeboard of 600mm as suggested in your email. Any flood defences would have to part of the structure of the building and not demountable fitting flood gates where necessary we would also recommend that the building is made flood resilient and that there is no residential accommodation on the ground floor.
If you require any further information please come back to me.
Have a good Christmas.
Kind regards,
Malcolm
Malcolm Cowin | Flood Risk Manager | Flood Management Division Department of Infrastructure | Sea Terminal Building | Douglas | Isle of Man | IM1 2RF Tel: 01624 693512 Mob: 07624 431157 Email: [email protected] http://www.twitter.com/iominfra http://www.facebook.com/iominfrastructure
Please don't print this email unless you really need to.
DOI Values: Communication; Respect; Teamwork; Recognition; Trust; Customer Service.
WARNING: This email message and any files transmitted with it are confidential and may be subject to legal privilege. You must not copy or deliver it to any other person or use the contents in any unauthorised manner without the express permission of the sender. If you are not the intended addressee of this e-mail, please delete it and notify the sender as soon as possible.
planning statement
From: Henley, Sheila [email protected] Sent: 15 December 2021 11:20 To: Niall McGarrigle Subject: RE: 1658.11 Proposed Retail and Residential Development, 22 Parliament Street and 6 West Quay, Ramsey
Niall
I am well and I trust you are too. A few comments below:
Regards
Sheila Henley | Highway Development Control Officer Email: [email protected]
From: Niall McGarrigle [mailto:[email protected]] Sent: 14 December 2021 12:12 To: Henley, Sheila Cc: DOI, Highways Development Control Subject: 1658.11 Proposed Retail and Residential Development, 22 Parliament Street and 6 West Quay, Ramsey
Caution: This email is from an external sender. Please take care before opening any attachments or following any links. Good afternoon Sheila I hope you are well and staying safe.
We're currently starting design for a new-build development of retail and apartments on the above site which extends from Parliament Street through to West Quay. We aim to have retail outlets on ground floor to both Parliament Street and West Quay. Then on the three floors above we hope to have between six to nine apartments (two or three apartments per floor). There would be a mix of one-bed and two-bed apartments.
As it's a conservation area, we'd like to preserve the streetscape with new shopfronts facing onto Parliament Street and West Quay; as a result we are not proposing any parking within the site curtilage. There is street parking and car parks within a few hundred metres of the site, and it is a short walk to the town bus station.
Its our aim to provide cycle storage in a cupboard within each apartment. The lift will be an 8 person lift with sufficient space for an upright cycle to fit in the lift with one person.
The waste bins will also be within the site curtilage on ground floor level. Ramsey Town Commissioners have given us their requirements and we will allow for those bins off West Quay.
Could you please let me have your thoughts on what we are proposing.
Kind Regards
Niall
Niall McGarrigle RIBA Director For and on behalf of McGarrigle Architects Ltd
McGarrigle Architects Ltd 19 Mount Havelock Douglas IM1 2QG 01624 628141 www.mcgarrigle-architects.com
Isle of Man. Giving you freedom to flourish
WARNING: This email message and any files transmitted with it are confidential and may be subject to legal privilege. You must not copy or deliver it to any other person or use the contents in any unauthorised manner without the express permission of the sender. If you are not the intended addressee of this email, please delete it and notify the sender as soon as possible.
No employee or agent is authorised to conclude any binding agreement on behalf of any of the Departments or Statutory Boards of the Isle of Man Government with any party by e-mail without express written confirmation by a Manager of the relevant Department or Statutory Board.
RAAUE: S'preevaadjagh yn çhaghteraght post-l shoh chammah's coadanyn erbee cumit marish as ta shoh coadit ec y leigh. Cha nhegin diu coipal ny cur eh da pelagh erbee elley ny ymmydley yn chooid t'ayn er aght erbee dyn kied leayr veih'n choyrtagh. Mannagh nee shiu yn enmyssagh kiarit jeh'n phost-l shoh, doll-shiu magh eh, my sailliu, as cur-shiu fys da'n choyrtagh cha leah as oddys shiu.
Cha nel kied cumit da failleydagh ny jantagh erbee conaant y yannoo rish pelagh ny possan erbee lesh post-l er son Rheynn ny Boayrd Slattyssagh erbee jeh Reiltys Ellan Vannin dyn co-niartaghey scruit leayr veih Reireyder y Rheynn ny Boayrd Slattyssagh t'eh bentyn rish.
Copyright in submitted documents remains with their authors. Request removal
