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1.1 In December, 1988, the first of the Island’s Local Plans - the Ramsey Local Plan - was approved by Tynwald. This Plan, like those which have been approved since for other Towns and Villages, was in two parts: a Planning Scheme Order (which is what Tynwald approved), and a Written Statement (which was endorsed by Tynwald and subsequently published by the Department as Planning Circular 1/89).
1.2 In July, 1995, as part of a programme of public participation for revising this Plan, the Department published a Consultative Draft Written Statement incorporating specific policies, proposals, and recommendations. The Department also arranged a public exhibition, held a public meeting, and invited comments and suggestions from all interested parties.
1.3 After analysis of the responses to this consultation, the Department prepared the Draft Ramsey Local Plan, which formed the subject of a Public Inquiry which was held on the 10th of June, 1997.
1.4 The Department has now received and considered the Inspector’s report on the Inquiry, and has, where appropriate, incorporated his recommendations in the new Ramsey Local Plan.
1.5 The new Ramsey Local Plan, like its predecessor, is in two parts, which should be read in conjunction with each other:-
(a) The Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998, which includes maps of the Town at a scale of 1:2500 (there are two maps - north and south - for ease of handling); and
(b) The Written Statement, which is this document now published as Planning Circular 2/99, and which includes policies, proposals and recommendations for land use planning in the Town.
1.6 Where no specific policies are included for any particular area, there will be a general presumption in favour of the status quo, subject of course to the application of the Policies and Standards of development contained in Part 3 of the Isle of Man Planning Scheme (Development Plan) Order 1982, and to any national or strategic initiatives which might be introduced by the Government.
1.7 Planning Circular 1/89, the previous Ramsey Written Statement, is therefore now withdrawn. The 1988 Planning Scheme Order is effectively revoked by the new 1998 Order.
2.1 In 1996 the population of Ramsey was 6,874, having fallen by over 2% from 7,039 in 1991, whereas the overall Island population increased by 2.8% during the same period. In 1991 56% of the population were not born on the Island and almost one quarter of the total population had moved to the town from off Island since 1981. Nearly 17% of residents together with their dependants moved to Ramsey to retire which compares with an Island average of 10.1% and 4.8% for Douglas. The proportion of the elderly within Ramsey is particularly significant since for the Island as a whole it has decreased since 1986.
2.2 A total of 3054 households existed in Ramsey in 1996 with an average household size of 2.19, which is lower than the Island wide average of 2.38 and reflects the high proportion of single person and pensioner only households.
3.0 HOUSING
3.1 Large parts of the Town have previously been zoned for residential use. Some of these have been developed (or partly so), and some have received planning approval which has not been taken up, but there remain others in which there has been little or no interest. It is clear that there has not been, and is not, a shortage of development opportunities for new housing in Ramsey.
3.2 Against this background, and having regard to the low average household size, and to the continuing role of Ramsey as a location for sheltered housing for much of the north of the Island, the Department has re-examined all land previously zoned for residential development, and also some which was not, and has formulated the following housing policies and proposals. It should be noted that there will remain a general presumption against built development in the countryside adjoining the Town Boundary (except for those areas between Lezayre Road and the Jurby Road which remain zoned for development on the 1982 Development Plan).
3.3 Policy R/R/P1: Re-Zoning To Open Space
The Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998 re-zones the following areas from residential use to open space:-
(a) land on the eastern side of the undeveloped part of the Ormly Hall Estate; this land is judged unsuitable for built development, being very open to view from off-shore and from land to the north and south; it should remain as natural, green open space, but might be used as such in association with existing or proposed adjoining uses;
(b) land to the east and south of the Grove Museum; this land forms part of the present and historical context of the Grove House Museum, and should remain unbuilt such as to preserve this context.
These areas, which are identified by letter and title on the Local Plan Map, should be developed in accordance with the following briefs:-
Development of this area should be completed using housing of mixed densities, as has happened to date. However, the exception is that area immediately south of Thornhill Manor and west of the Grove House Museum. This area should be used for no more than six houses, sited and designed such as to acknowledge and preserve the setting of Thornhill Manor and Grove House.
3.6 B. Ormly Hall
Development may take place only in accordance with a scheme for the whole area which:
a) preserves as natural, green open space the land referred to in Policy R/R/P1(a); b) provides for a new primary school if this is required by the Department of Education; c) uses low density housing only; and d) includes landscaping of the western boundary of the area and of the link to the Bride Road.
3.7 C. Mooragh Promenade
Dwellings should be of a high standard, and should be designed to acknowledge the architectural style, scale, and massing of adjacent Victorian buildings, particularly on sites which face the Promenade and the harbourside. Heights of dwellings should be stepped down from the Promenade to the harbourside and Old River Road, and design and scale should be appropriate to a harbourside location. On the Peveril plot and the Manor House site, there could be included office use with on-site parking space and open space provision; these particular developments should be undertaken after consultation with the Department of Agriculture, Fisheries and Forestry (D.A.F.F.), and should include appropriate measures to identify and transplant rare plants.
3.8 D. Poyll Dooey/Ballachrink
Development of this land should be undertaken only in accordance with an approved scheme for the whole area. This should provide, on the western two-thirds of the land, mixed density housing and a primary school site (if required by the Department of Education). On the eastern third of the site, there should be light industrial development (see Policy R/I/P1(B)). Drainage arrangements must be such as to avoid adverse impact on water quality, fish, and freshwater invertebrate fauna in the Sulby River.
3.9 E. Lezayre Road/Gardeners' Lane
Development may be undertaken only in accordance with an overall scheme for the area. This scheme should be prepared after examination of the feasibility of providing a second crossing of the Sulby River, and should include:
a) a minimum of 3 ha of land for light industrial use; b) a minimum of 2 ha of land for use as a recreation/play area; c) generous landscaped space alongside the rivers and the former railway line and around Poyll Dooey House.
3.10 F. Ballure
Most of this area is either developed, partly developed, or has the benefit of planning permission. It is important that the completion of these developments or any proposals
for further development should be such as to safeguard the settings of the Manx Electric Railway and St Mary’s Church, and should have regard to the amenity value of existing trees and gardens.
Current development proposals should result in the completion of both estates. Any further changes should have careful regard to existing space standards and planting, particularly close to public access routes.
A maximum of 7 dwellings may be provided, in accordance with the Approval in Principle already granted. All existing streamside and hedgerow trees should be retained. The area of the playing field should be kept as open space.
An additional area has been zoned for residential development as part of an area of mixed use. This area lies to the east of the A9 and to the north of the Bride Road, limited by the Town boundary to the north and by Vollan Farm to the east. Development may proceed only in accordance with an overall scheme for the whole area. This scheme should include an appropriately landscaped soft northern edge to the Town.
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3.14 Policy R/R/P3: Infill/Backland Sites
Within areas zoned for Predominantly Residential use there will be a general presumption against the development of those sites which provide attractive, natural “breathing” spaces between established residential buildings. These sites will often include trees, mature landscaping, or simply green space. Any possible development of such sites should form the subject of consultation with the Office of Planning prior to the submission of any application.
3.15 Policy R/R/P4: Use Of Upper Floors For Residential Purposes
The upper floors above shops are often under-used. Use of this space for residential purposes will be encouraged, subject to compliance with the Housing (Flats) Regulations. Change of use from residential to office use will not generally be permitted.
3.16 Recommendation R/R/R1: Housing Upgrading
It is recommended that the Department of Local Government and the Environment and the Ramsey Town Commissioners should continue to implement the existing programmes of upgrading the existing publicly-owned housing stock through selective maintenance, repairs, and improvements.
4.0 EMPLOYMENT, INDUSTRY AND PUBLIC UTILITIES
4.1 Of the 2221 people employed in Ramsey in 1991, it is estimated that approximately 80% were working in the service sector. Within the service sector, 23% were in the retail sector compared with 13% Island wide. Employment provided by tourist accommodation and catering establishments represented only 9.3% of the service sector. Unlike Douglas, Ramsey has not attracted a disproportionate number of office/finance related jobs, and growth of the latter has been primarily of small scale branch outlets of business which have their Manx headquarters in Douglas.
4.2 In 1991, approximately 53% of the resident population was economically active, which was lower than the 58.3% for the Island as a whole. Unemployment was, however, higher at 5.1% compared to 4.1% respectively. These figures indicate the need to attract further employment opportunities for the area, particularly in the industrial sector. However, it is recognised that any strategy to attract industry into the area must include the provision of suitable and environmentally acceptable land and buildings together with appropriate housing, education and general community facilities.
4.3 The 1989 Ramsey Local Plan zoned five main areas for industry amounting to approximately 10.5 hectares of land. These were centred on:
a) the Shipyard area;
b) the East Quay and South Promenade; c) the area between Station Road and the Sulby River; d) the area between the dismantled railway and the Lezayre housing estate; e) Gardeners' Lane.
Apart from the Gardeners' Lane site, nearly all this land now has Approval in Principle for light industry (reference: Policy R/I/P1).
4.4 A further examination of the existing provisions for light industrial development in these main areas has been undertaken in the Local Plan and appropriate policies are set out below. It is considered important that any new industrial development is properly designed with appropriate landscaping measures to minimise visual impact (reference: Policies R/I/P2 and R/I/P3).
4.5 Apart from the North Shore Road area, scattered throughout the local plan area are a number of small workshops, businesses and service industries. Many of these occupy sites which are considered less than ideal in terms of location; some are situated within established residential areas whilst others have poor access arrangements. Whilst the disadvantages are recognised, public concern has been expressed at the loss of activity in these areas if such businesses are required to relocate. Consequently, unless any of these sites are considered essential as part of the redevelopment of a larger site, it is recommended that such established businesses are not relocated unless they themselves wish to do so. Limited expansion to improve the operations of established businesses of this nature shall be permitted subject to no
increase in intensity of use and the generation of no additional nuisance in the surrounding neighbourhood (reference: Policy R/I/P4).
4.6 Although currently all the office development is located within the Town Centre, the Local Plan makes provision for offices as part of a mixed use development along the Mooragh Promenade. It is considered that any such development should include provision for on site parking. The design approach should be sympathetic to adjacent Victorian structures in terms of architecture, scale and massing (reference: Policy R/I/P5).
4.7 The Manx Electricity Authority’s Power Station, which serves the north of the Island, may become redundant if there are no unforeseen demands placed on it. While it remains however, new residential development will need to be kept at an appropriate distance from it. Should the power station be removed, the site may have to be considered as contaminated land and treated accordingly prior to its reuse for other purposes (reference: Policy R/I/P6).
4.8 The Gas Works on North Shore Road generates considerable tanker traffic along the public road. Given the amount of surrounding development that has taken place since the original works were established, feasibility studies need to be undertaken to fully assess the re-siting of the works and to identify suitable alternative sites for it to be relocated at an appropriate distance from new or proposed residential properties. The issue of contaminated land will need to be considered (reference: Policy R/I/P7).
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