3 June 2008 · Committee
14, West Quay, Ramsey, Isle Of Man, IM8 1dl
This application sought permission to erect a four-storey building on a cleared corner site at the junction of East Street and West Quay in Ramsey, Isle of Man. The proposed building would have provided a mix of office and residential accommodation, replacing a previously demolished structure. The application was refused by the Committee on 3 June 2008. The officer's report identified two main planning concerns: whether the scale and design of the development was appropriate for the townscape and the nearby Conservation Area, and whether adequate car parking was provided. The officer recommended refusal, and the Committee's final decision was also to refuse the application.
The application was refused by the Committee on 3 June 2008. The officer also recommended refusal. The key planning concerns identified were the scale and design of the proposed four-storey building in relation to the townscape and the nearby Conservation Area, and the adequacy of car parking provision.
There will be a general presumption in favour of retention of retail uses at ground floor level in the main shopping streets (Peel Street, Bourne Place, Market Hill, Market Place (West), Parliament Street (excluding Auckland Terrace), East Street, Parliament Square (East side). Office uses (including finance related establishments) at ground floor level will not be permitted to occupy more than 30% of the street frontage in any one block between public and vehicular highways in these streets.
considered specifically material to the assessment of this current planning application
n space. It is recommended that the D.L.G.E., in consultation with the Commissioners, should seek to improve and enhance the amount and quality of open space within the town centre (reference: Policy R/TC/P16). It is also considered that improvements to advertising and signage can enhance the visual qualities of the town centre and, where appropriate, agreed measures should be implemented at the earliest opportunity (reference: Policy R/TC/P17). ## Policies and Recommendations
The use of upper floors as retails units, offices and apartments shall be encouraged particularly where premises are currently vacant.
considered specifically material to the assessment of this current planning application
on, it is considered that residential use on upper floors of commercial buildings should continue to be permitted in order to assist in the buildings' maintenance and refurbishment (reference: Policy R/TC/P3). ## Traffic Management
The West Quay area is allocated for mixed use, with a presumption in favour of rehabilitation and conversion (as against demolition) of the warehouse buildings.
considered specifically material to the assessment of this current planning application
nd between West Street and East Street may be permitted to provide for increased parking opportunities with access from side streets or West Quay. This is intended to support the provisions of Policy R/TC/P6. ## Policy R/TC/P9 Public Car Parks
Town centre parking standards for offices at 1 space per 50 sq. m. nett shall be applied to all new development/redevelopment and conversion schemes. If necessary, consideration may be given to acceptance of a lesser standard for development proposals within the designated Conservation Area. Elsewhere, discretion may be applied if this can be justified by specific site constraints.
The proposal fails to provide adequate on-site or related car parking provision. As such the the proposal development is contrary to the provisions of General Policy 2 and Transport Policy 7 of the Isle of Man Strategic Plan 2007 and Policy R/TC/P10 of Planning Circular 2/99.
Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.
By reason of its overall scale and height the proposed building would be overly dominant and fail to preserve or enhance the character of appearance of the Conservation Area. As such the proposed development is contrary to the provisions of Environment Policy 35 of the Isle of Man Strategic Plan 2007.
Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.
The proposal fails to provide adequate on-site or related car parking provision. As such the the proposal development is contrary to the provisions of General Policy 2 and Transport Policy 7 of the Isle of Man Strategic Plan 2007 and Policy R/TC/P10 of Planning Circular 2/99.
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
demolition of existing building and erection of a replacement building to provide office accommodation to ground and first floor and residential accommodation on second floor
specifically material to the assessment of this current planning application
demolition of no.s 36 & 36A Parliament Street and the construction of a 32 bedroom hotel with bar/restaurant at ground floor level, 36 - 40 Parliament Street, Ramsey
specifically material to the assessment of this current planning application
demolition of existing building and erection of a four storey building consisting of a bar and restaurant at ground floor level and six apartments above, 5 East Street, Ramsey
specifically material to the assessment of this current planning application
