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access point will improve both vehicular and pedestrian accessibility and circulation to compensate for the additional movements a larger function room may generate.
The provision of a secondary access point will enable more flexible and more convenient access points into the site thereby ensuring safe and convenient access for vehicles and pedestrians. The additional access onto Mooragh Promenade is located a sufficient distance from the junction with Premier Road to ensure there is no conflict of movements into and out of each junction and access into and out of the hotel car park at this location will be safe and convenient. Given the make-up of Mooragh Promenade at this location, being single carriageway along this section, access from the car park onto Mooragh Promenade will need to be left turn only. This is not unduly inconvenient as there is ample opportunity to safely turn around further north along Mooragh Promenade and this arrangement will make for a safer environment along this section of the Promenade.
Furthermore by providing a through route there is no need to turn vehicles around which will alleviate congestion at busy drop off times and the hotel can now be approached from either Mooragh Promenade or Park Road. This should provide easier and safer parking to visitors allowing a forwards only direction of travel with no turning required while other pedestrians may be seeking to access their own vehicles.
Pedestrian access to the hotel itself remains as before, directly off Park Road, or via the car park through the proposed function suite entrance. The existing car park has been reconfigured to create a drop off landing in front of the new functions entrance.
Service access is taken through the car park to the adjacent apartments currently under construction. The car park is proposed to be reconfigured to facilitate deliveries and minimise interference with parking. The car park aisle has been widened and parking bays re-arranged to remain accessible for general deliveries. The hotel management will control/schedule deliveries to minimise any potential inconvenience to residents, avoiding night-time/early mornings and times when residents are likely to be coming and going in their cars. The car park capacity for the apartments has been increased nominally by one space, although, it should be appreciated that there is evidently scope for further development on this site and the car park may well become part of a larger scheme and spaces re-distributed.
The proposed development includes the provision of an additional 8 car parking spaces, equating to a total of 65 spaces in excess of 1 space per bedroom for the extended hotel ( 60 bedrooms in total). The existing car park is vastly under-utilised therefore an additional 8 spaces is considered sufficient for the proposed extension, both the additional bedrooms and the function suite. This provision is in accordance with Transport Policy 8 and Appendix 7 of the Isle of Man Strategic Plan.
All new/ reconfigured external surfaces will be even and tactile as stated in the design and access statement. Where required all paths will be of a width to allow wheelchairs and pushchairs to pass, additionally to facilitate this, steps are designed out and paths will have gradients maximum 1:20 and cross falls maximum 1:40 with level landings and perimeter raised kerbs. Pedestrian and vehicular routes will be delineated and all surfaces will be of a slip-resistant finish suitable for use in
most weather conditions. Level access will be provided from disabled parking spaces to the new functions suite entrance.
The extended building will be fully accessible for all members of the public, regardless of age, disability or any other factors. It will include level access to all entrances, suitable widths of doorways, contrasting colour schemes, etc. all in line with Part M of the Building Regulations and be DDA compliant. 2 No Accessible bedrooms are to be provided in the new bedroom block.
As part of the proposals it is important to assess the transportation implications of the development to ensure the scheme is acceptable from highway safety, traffic and transportation issues. The key issues are discussed below.
The site currently accommodates the existing Ramsey Park Hotel accessed off Park Road, the existing hotel car park, partial open land and the site of the approved car park for the adjacent apartments (currently under construction) accessed onto Premier Road.
All roads in the vicinity of the site are adopted highways. Premier Road is a two-lane two-way road linking Mooragh Promenade with Park Road. Park Road is a two-lane two-way road providing links towards Ramsey town centre to the south. Mooragh promenade is a dual carriageway providing links to the north and south.
To the east of the site the junction of Premier Road with Mooragh Promenade is a priority 'stop' junction. The visibility splays at the junction are extensive to the north and south.
To the west of the site the junction of the hotel car park with Park Road is a priority junction with extensive visibility in both directions. Similarly the junction of Premier Road with Park Road is also a priority junction with extensive visibility to the north and south.
It is proposed to develop the site to provide a 4 storey extension to the existing hotel incorporating a function suite and 30 additional bedrooms. The proposals also incorporate alterations to the existing car park to provide and additional 8 no car parking spaces, a drop off area and a new secondary access point off Mooragh Promenade.
The proposed access onto Mooragh Promenade will represent a new access point onto the Promenade however this is located a sufficient distance from the junction with Premier Road and there is ample visibility to ensure a new access point at this location does not give rise to any significant highway safety concerns. The relationship of this new access with the junction with premier Road will be very similar to the relationship between the existing hotel access and the junction of Premier Road with Park Road. This relationship works well and does not give rise to any significant concerns and, whilst Mooragh Promenade is a more prominent highway than Park Road, the proposed new access will benefit from a similar relationship. The access off Park Road will
remain operational therefore the new access onto Mooragh Promenade will facilitate more convenient and safer movements both into and within the site.
The proposals retain the pedestrian access off Park Road to the front of the building and also have a pedestrian entrance via Mooragh Promenade.
The site is well served by public transport and the nearest bus stop is located on the corner of Premier Road and Mooragh Promenade.
Cycling has the potential to substitute for short car trips, particularly those less than 5 km . Ramsey town centre is approximately 800 m from the site.
The proposed hotel extension would benefit from suitable access off both Park Road and Mooragh Promenade, is located in close proximity to bus stops providing public transport links to the north and the town centre to the south and the level of traffic to be generated would have an insignificant impact upon the local highway network. Therefore the proposals are considered acceptable on highways grounds.
There are no known protected species or protected habitat's on site with the development taking place on simple grassland which is a low quality as a biodiversity asset. The proposals provide additional planting as part of the landscaping scheme to ensure there remains a variety of flora on site.
There are no trees on site that are proposed to be removed aside from the trees already identified within the apartments application (Ref: 15/01141/B). As part of the previous apartments scheme a number of trees were identified on site which are to be removed, work that at the time of writing is currently underway. For completeness a copy of the Arboricultural Impact Assessment and Tree Survey for the apartments scheme is included at Appendix 1. This confirms that none of the trees on site are worthy of retention and replacement planting will compensate for any loss. This approach is maintained through the current application and whilst there are no additional trees to be removed there is an opportunity to provide some small, resilient, slow growing trees as part of the planting scheme to add interest to the site.
The site is located in an area at risk of tidal flooding. Discussions have been undertaken with Manx Utilities and in order to mitigate the risk of flooding of the proposed building and it is required to be 5.64 m above datum plus an additional 300 mm for the finished floor level.
This can be achieved and the proposed development will satisfy these requirements.
The proposals include a drainage strategy to ensure the site will not increase the risk of flooding to other areas. The existing surface water from the site soaks away naturally therefore it is necessary to ensure the discharge rate for the proposed development is equivalent to greenfield run off. This will be achieved by the use of permeable paving and soakaways, these measures combining to ensure the surface water drainage is adequately managed on site.
Foul drainage is discharged via a sewer in Park Road via the existing hotel. The proposed extension is to utilise the existing arrangements for the existing hotel.
This statement is prepared in support of the proposed 4 story extension to the existing hotel, comprised of 30 bedrooms and a new function suite and associated servicing and utilities at Ramsey Park Hotel, Park Road, Ramsey. This statement has been prepared to cover all issues affecting the site.
The site is currently mixed use, part being the existing and operational hotel and part being the residential apartments currently under construction at the time of this application. As such the principle of hotel use, and the scale of the proposed development is accepted on this site.
The proposed development has been designed in accordance with the relevant planning policies, in context with the history of the site and in context with the site and surrounding area. This has taken careful consideration of the need to provide a high quality development upon this prominent site.
The proposals have been carefully designed to sit appropriately in context with the surrounding uses, in particular, the existing and operational part of Ramsey Park Hotel and Moorage Promenade. The result is a high quality development appropriate to the site and its surroundings.
In light of the above, and following a detailed assessment of all other matters, the proposed development complies with all relevant planning policies and represents a high quality and deliverable development for this site.
Appendix 1 - Arboricultural Impact Assessment \& Tree Survey
\& Bs5837 Tree Survey at Greenbank Bungalow
To inspect the trees on the site in relation to British Standards 5837:2005 trees in relation to construction. The survey has been carried at by Joe Wood.
Trees in the Isle of Man are protected under The Tree Preservation Act 1993. The Department of Environment, Food and Agriculture (DEFA) administers the Act.
Trees that have a trunk diameter greater than 8 cm (approximately $31 / 4$ inches) measured at a point 152 cm (approximately 5 feet) above ground level cannot be felled without a licence issued by DEFA.
However, fruit trees (for example, orchard trees), trees which are clearly dead, and trees planted as commercial woodland do not require a felling licence to be removed or pruned unless they are registered.
In addition, permission is not needed to remove or prune limbs, or to reduce the overall height of a tree unless it is a registered tree. However, great care must be taken to ensure that pruning is done in such a way as not to kill the tree or destroy its character.
The Survey of the trees was of a preliminary nature carried out from ground level. Detailed investigations were not carried out and no tree climbed.
The site can found next to the Ramsey Park Hotel. The site is mainly level with no significant arboriculture features.
The proposal will involve the demolition of the Greenbank, removal of all the trees, shrubs and construction of a new apartment building.
There are no significant trees worthy of retention on this site. The long term visual amenity is best served through appropriate tree planting. Find below a summary of any substantial trees above 2inch diameter measured at 1.5 m
Group 1
Group 2
| Tree/Group | Tree Species Common Name | Tree H’t (m) | Trunk Diameter (inch) | Branch Spread (m) | H’t of crown (m) | Comments |
|---|---|---|---|---|---|---|
| Group 1 | Cherry x 2 | 10m | 11inch | 3m | N/A | |
| Beech | 10m | 9inch | 3m | N/A | ||
| Yew | 10m | 8inch | 2m | N/A | ||
| Holly | 9m | 17inch | 2m | N/A | ||
| Sycamore x 2 | 10m | 22inch | 2m | N/A | ||
| Leylandii x3 | 5m | 6inch | 1m | N/A | ||
| Tree/Group | Tree Species Common Name | Tree H’t (m) | Trunk Diameter (inch) | Branch Spread (m) | H’t of crown (m) | Comments |
|---|---|---|---|---|---|---|
| Group 2 | Palm x 2 | 5m | 22inch | 1m | N/A | |
| Griselinia | 5m | 6inch | 4m | N/A |
Group 3
| Tree/Group | Tree Species Common Name | Tree H't (m) | Trunk Diameter (inch) | Branch Spread (m) | H't of crown (m) | Comments |
|---|---|---|---|---|---|---|
| Group 3 | Escallonia | 1,5m | 2inch | 2m | N/A | |
| Cherry | 2m | 4inch | 2m | N/A | ||
| Australian Holly | 2m | 4inch | 17m | N/A | ||
| laurel | 2m | 2inch | 3m | N/A |
All site dimensions shall be verified by the contractor on site prior to work commencing.
Do not scale from the drawing Orte work to written dimensions.
This drawing is the property of Middle James and copyright in reserved by them. The drawing is not to be copied or used without their prior written consent.
Notes
Project
Proposed Apartments Mooragh Park, Ramsey, Isle of Man.
Drawing
Site Plan as Existing
Client
Seymar Developments Ltd
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