12 September 2022 · Delegated
Former Bakery, Christian Street, Ramsey, Isle Of Man, IM8 1dg
This application sought permission to convert a former bakery on Christian Street, Ramsey into a single dwelling with an integral garage. The building is a pre-1900s four-storey structure on a corner plot, currently used partly as offices and partly for residential purposes. The application was assessed against issues including the principle of the conversion, the character and appearance of the building, neighbouring amenity, living conditions, highway safety, and flood zone considerations. Permission was granted on 12 September 2022 with three conditions attached. The decision was made on a delegated basis by the Department of Environment, Food and Agriculture.
The Department of Environment, Food and Agriculture approved the application on 12 September 2022. The officer also recommended approval, and the key planning issues considered included the principle of the conversion, its character and appearance, and the impact on neighbouring amenity.
Ramsey Local Plan 1998
The site lies within an area zoned as "Mixed Use, Town Centre" on the Ramsey Local Plan 1998, Map 2 (South), the property isn't within the Ramsey Conservation Area but is within a Flood Risk Zone. The Ramsey Local Plan 1998 has one policy which is relevant to this application R/TC/P3.
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
Isle of Man Strategic Plan 2016
The proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable.
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
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
The garage to the ground floor level must only be used as a garage/store and not as additional living accommodation. For the avoidance of doubt, no approval is granted nor should be inferred to the use of the garage as permanent occupation.
Condition 3
All replacement windows hereby approved shall match the existing in style, design, colour and opening method and shall be retained as such thereafter.
