2 July 2013 · Planning Committee
Grand Island Hotel, Bride Road, Ramsey, Isle Of Man, IM8 3uq
The proposal involves redeveloping a prominent 3.7-acre site overlooking Ramsey Bay, previously occupied by the demolished Grand Island Hotel, with five four-storey apartment blocks containing 35 luxury apartments, underground and surface parking, internal roads, landscaping, a gatehouse and substation.
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The principle of residential development was acceptable as full details following prior approvals in principle for demolition and up to 68 apartments (refs 10/01269/A and 07/01789/A), with the current…
Strategic Policy 1
Requires optimising previously developed land, efficient site use with access/landscaping/amenity, and utilising infrastructure. Officer assessed the proposal as reusing cleared hotel site efficiently with parking, roads and landscaping integrated into topography.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development in towns/villages or extensions, countryside exceptionally. Site in Ramsey (town) on previously developed land, so compliant.
Spatial Policy 5
Requires positive environmental contribution via design, supported by Design Statement. Proposal's design statement justified luxury low-density layout but officer noted reservations on innovation/hierarchy for landmark site.
General Policy 2
Permits zoned development respecting site/surroundings in siting/layout/scale/design/landscaping, no adverse impacts on landscape/amenity/highways/services/flooding/security/energy. Officer confirmed compliance: respects topography/trees/views, protects amenity/roads, no contamination/flood risk noted.
Housing Policy 1
Provides for 6000 dwellings 2001-2016. Contributes 35 units to housing supply.
Housing Policy 4
New housing in towns/villages. Site in Ramsey, acceptable.
Housing Policy 5
Requires 25% affordable in residential zones for 8+ dwellings. Commuted sum via Section 13 agreement required due to luxury/high-end nature.
Environment Policy 42
Design to reflect local character, no inappropriate backland or loss of green spaces. Scheme positioned on plateau, retains terraces/steps, relates to boundaries/trees.
Time limit
The use must be taken up within four years of the date of this notice in order for this approval to remain valid after that time.
Approved plans
This approval relates to the erection of 35 apartments arranged in five blocks with underground parking, roads, landscaping, gatehouse and electricity sub station, site of former Grand Island Hotel, Bride Road, Ramsey as shown by WJ_014_0001 Rev E, WJ_014_0002 Rev E, WJ_014_0003 Rev B, WJ_014_0004 Rev B, WJ_014_0005 Rev B, WJ_014_0006 Rev A, WJ_014_0007 Rev A, WJ_014_0008 Rev A, WJ_014_0009 Rev A, WJ_014_0013, 2012-044-001 REV A, PL364/1 REV C, 01, REC SITE ACCESS, GSA FLOOD RISK, TIM SPEED TRANSPORT, MIDLAND TREES and DESIGN STATEMENT all received 23rd July 2012.
Landscaping implementation
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the apartments, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
No external lighting
For the avoidance of doubt, no approval is granted or implied for external lighting. Any proposed external lighting would require a separate planning application to be submitted.
Bin storage
Bin storage for the approved development shall take place only in accordance with the description set out in the letter from the applicant's agent date stamped 25th October 2012.
Tree protection
With the exception of the trees shown by drawing 01 as being "Category R (Red) Trees", all trees must be protected during construction works associated with the approved development in accordance with the measures set out by drawing 01 and the Midland Tree Survey. Any trees which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of the same species and as near to the same size as possible and retained as such thereafter.
Access and parking prior to occupation
None of the approved apartments may be occupied until the access and parking have been put in place in accordance with the approved plans and are available for use.
meets highway standards and policies
no objection to the proposal
no reason to change prior recommendation for commuted sum in lieu of 25% affordable housing
advisory notes; contact for supply and safety
must comply with Housing (Flats) Regulations 1982
Multiple consultees including Manx Electricity Authority, Ramsey Town Commissioners, Housing Division, and others provided responses with no objections but requests for conditions related to utilities, drainage, refuse storage, affordable housing, and lighting details.
Key concern: lack of provision for refuse storage and collection
Manx Electricity Authority
Conditional No ObjectionContact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.; See Note 2
Conditions requested: Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application
Ramsey Town Commissioners
Conditional No Objectionwhilst they had no objection to the proposal, they made the following observations; An acceptable method of storage of wheeled refuse bins must be considered as part of this application
Conditions requested: An acceptable method of storage of wheeled refuse bins must be considered as part of this application.; The proposed apartment blocks must be connected to the public sewer(s) in a manner acceptable to the Isle of Man Water and Sewerage Authority.; All drainage works must conform to the requirements of the Isle of Man Water and Sewerage Authority’s “Manx Sewers for Adoption” and all necessary inspections/ surveys [including CCTV] are to be carried out at the developer’s expense.; There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s)
Stephen Harrison, Ramsey Town Commissioners
No Commentthere have been no reported failures within the past 10 years.; there have been several occasions within the recent past when the roadway at the corner of Vollan Crescent... has been partially flooded due to coastal floodwater however I am not aware of any flooding occurrences within the Hotel grounds.
Dave Corkish, Department of Infrastructure
No Commentover the last twenty years we have had no need to do any works to any of the few gullies, in the area either to upgrade or repair.; Only problem that springs to mind was several years ago at the junction of the Andreas/Bride rd and this was due to run off from a field gate which resulted in the road flooding, but this has not occurred since and this would have no bearing on the Grand Island site.
Dr G Marsh
No CommentThe site is sensitively lit with good, downward-directed light fixtures to minimise both light pollution and "light trespass"(unwanted glare)and demonstrate consideration for the rural/semi-rural environment of the location.; Good lighting design should also be encouraged as a component of energy efficiency.
Conditions requested: request a lighting scheme to be prepared and presented prior to approval
Housing Division
Conditional No Objectiona commuted sum be appropriate for the provision of affordable housing.; provision of the 25% affordable housing requirement
Conditions requested: condition requiring the Developers to enter into a new Section 13 Agreement for this contribution of affordable housing
