8 December 2011 · Council of Ministers
Ramsey Regeneration Market Hill Site, Market Hill, Ramsey, Isle Of Man, IM8 1jt
The proposal involved upgrading the public highway at Market Hill, Ramsey, by widening footways with dark grey flamed granite paving, narrowing the carriageway to a single one-way lane with reddish mixed colour flamed granite, installing new street lighting, street furniture, tactile paving, traffic signs, and road mar…
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The inspector agreed with the Planning Authority and Conservation Officer that the proposals would enhance the character and appearance of the Conservation Area, as the existing tarmac and concrete su…
Environment Policy 35
Requires development in Conservation Areas to preserve or enhance character/appearance. Existing tarmac/concrete deemed not to contribute positively; proposed granite paving considered an enhancement to streetscene quality and pedestrian safety.
Environment Policy 43
Supports regeneration of run-down urban areas and environmental improvements to towns. Site recognised as needing regeneration; scheme provides high-quality public realm upgrades aligning with this aim.
General Policy 2
Permits development compliant with zoning/plans if respecting site/surroundings, enhancing townscape, safe access, no adverse amenity/traffic impacts. Proposal met criteria via materials, layout improving pedestrian priority, and adequate parking/loading.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the alterations and amendments to highways, installation of new street furniture, lighting plus hard and soft landscaping as proposed in the submitted documents and drawings AP (00) 01, AP (09) 01, AS (00) 01, AP (90) 02a, and AP (--) 01 and AP/01/08 received on 9th June 2011 and 19th September 2011.
Lighting and street furniture details
Prior to the commencement of any works, there must be submitted to and approved by the Department a detailed drawings showing all lighting columns, tactile paving, the type and position of traffic signs and road markings and position of street furniture which all shall be installed accordance with these approved plans.
Hard surfacing samples
Prior to the commencement of any works, there must be submitted to and approved by the Department samples of the hard surfacing which shall be installed accordance with this approval.
no objection
do not oppose the application; satisfies Transport Policies 4 & 6
no comments on merits; requests informative note on surface water discharge
no comments on merits; requests contact and informative notes on cables/lines
Highways Division has no objection subject to approval of detailed plans for tactile paving, signs, markings and street furniture; Manx Electricity Authority requests contact and conditions regarding cables/lines; Ramsey Town Commissioners have no objection and relay Water Authority's condition on surface water discharge.
Key concern: Underground Cables/Overhead Lines present in the area
Highways Division
Conditional No ObjectionThe Highway’s Division do not oppose the application.; provides sufficient information to the Highways Division to satisfy the Division that application meets Strategic Plan Transport Policies 4 & 6.
Conditions requested: before work commences on site, plans showing the type and position of the tactile viny, the type and position of traffic signs and road markings and position of street furniture shall be provided to the planning authority for approval in consultation with the Highways Division
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application.; MEA will not be liable for any loss of income caused to the applicant as a result of its statutory works.
Conditions requested: applicant must contact the Authority; contact Network Operations Department (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site; Contact the M.E.A. for Electrical Site Safety 5 documents (Tel. 687766), before any work is carried out on site; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6; MEA requires 24 hours unrestricted access to the cables in the Public Highway
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners ... have no objection to the proposal.
Conditions requested: There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Isle of Man Water and Sewerage Authority
The original application sought permission for alterations to highways, installation of new street furniture, lighting, and hard/soft landscaping on Market Hill in Ramsey. While the portal indicates it was permitted, the inspector's report treats it as a written representations case under review, implying prior refusal or unresolved status prompting inspector involvement. The appellant argued the scheme aligns with mixed-use zoning, Conservation Area policies, and regeneration objectives, enhancing public access and appearance despite minor parking loss. The objector raised concerns over reduced parking, delivery access, and traffic flows harming commercial uses. The inspector found the proposals enhance the Conservation Area's character with high-quality materials, accord with key policies, provide adequate parking alternatives, and support regeneration without prejudicing businesses or highway safety. Both applications A and B were recommended for approval subject to conditions.
Precedent Value
Demonstrates inspectors prioritise Conservation Area enhancement and pedestrian amenity in town centre regeneration over on-street parking, provided alternatives exist and studies support; future applicants should secure Conservation Officer backing and material samples.
Inspector: Anthony J Wharton BArch RIBA RIAS MMRTPI
