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THIS APPLICATION IS RECOMMENDED TO BE CONSIDERED BY THE PLANNING COMMITTEE AS PREVIOUS APPLICATIONS FOR THE SITE WERE DETERMINED BY THE PLANNING COMMITTEE.
"The site was originally occupied by a 3 storey Georgian Building which was constructed in the 1880/90s as a private residence for the Paton family and called Beachmount. The original building was developed in 1895 from a country house into the Ramsey Hydro the first hotel on the island with brine baths.
A consortium bought the Ramsey Hydro in the 1960's and with financial aid from the Isle of Man Government the site was redeveloped and the hotel was re-launched as the Grand Island.
Over the years the original Georgian Buildings had had a number of unsympathetic extensions/additions. In 2007 an application, ref 07/01789/A, was submitted for approval in principle for the demolition of the existing hotel building and the development of the Grand Island Hotel site for residential accommodation. This was subsequently approved together with the approval of a replacement hotel on the Mooragh Promenade site in Ramsey, application ref 09/01400/B.
A condition was attached to the redevelopment of the Grand Island Hotel site delaying the demolition of the existing hotel until the completion of the new hotel at Mooragh Park.
Developments following this original approval in principle being granted led to the Grand Island Hotel becoming non-operational, leaving the building empty and unused and in a poor state of repair.
Subsequently a further application (ref 10/01269/A) was made and an approval in principle granted dated 19th May 2011 'to demolish the existing hotel and creation of 68 apartments contained in three buildings, car parking and landscaping and creation of new vehicular access'. The significant Note attached to this approval is that 'Given the "Landmark Status" and prominent position of the Grand Island hotel, the Planning Authority will be seeking any replacement building/s to be of "Landmark Status" design, finished to a high standard. The standard must also be implemented to all publicly visible elevations of the new building/s.'
The Grand Island Hotel buildings were demolished and the area 'levelled' in June 2011, and the site now stands empty."
"The development now proposed has been designed taking careful consideration of the previously approved scheme to ensure the same objectives can be achieved and a high quality, vibrant and distinctive development is provided where people from the island and beyond will want to live. The proposals will provide the island with a land mark development where all buildings are finished to the same high quality both internally and externally, complemented by a landscaping scheme suitable for this seaside location.
The development as a whole will provide a very impressive and iconic development on the prominent site in Ramsey representing appropriate and suitable replacement to the former Grand Island Hotel.
There is no hierarchy of buildings as the aim is to provide equal living with each building to the same standard with exceptional views.
The number of apartments is greatly reduced from the 'approved in principle' proposals and although the actual number of buildings has increased the footprints are smaller allowing greater scope for the enhancement of the spaces between the buildings.
The proposals comprise five blocks with seven apartments in each block; a schedule of accommodation is attached confirming the reduced density now proposed.
This site requires something unique and special that will stand out in the market place and provide a high quality development appropriate to its prominent location to continue the iconic status of this site and development within Ramsey. The current proposals achieve their objectives and provide a scheme which is viable and deliverable within the current market place."
"Research into the most suitable development for this site has taken into account the recent downturn in the property market, moving away from mass apartment dwellings to more spacious high end luxury dwellings.
The most important factors taken into consideration include:
The style created in the design takes a sympathetic view of what was formerly on site and veers away from an ultramodern concept, although adopting the most modern of construction techniques and materials. Care has been taken to incorporate the original style of the former Hydro Hotel, prior to its additions over the years. The original building was a statement on this unique headland and we have sought to recreate a modern interpretation of that statement in our new design... Our design has to make economic sense. Our vast experience over the years of developments that are both attractive and sought after with the site location, context and history are the considerations for this scheme. As a developer our aim is to create a well designed and prestigious development that attracts clients willing to buy in to what the site has to offer who can associate with this type of luxury living. This concept has been tried and tested elsewhere so we can invest with confidence in the Grand Island site."
"The layout of the building has been driven by consideration of the existing topography of the site and the excellent views available to and from the site. All buildings are located at the existing plateau levels to maintain the prominent nature of the buildings on site.
There is a requirement for a new substation to be incorporated within the development and this is to be located in the top northwest corner of the site remote from the apartment blocks, screened by landscaping and accessed from Bride Road.
The proposed location of the new apartment blocks remains generally in accordance with the previous approval in principle seeking to maintain a similar relationship with the site and the surrounding area. Similarly the development on the promenade frontage maintains a similar relationship to that of the former hotel.
The seaward views have been maximised by locating Blocks 1 and 2 across the eastern edge of the existing plateau, approximately on the same line and height of the old hotel building. Their impact from the site looking towards Ramsey Bay has been reduced by casting the lower ground floors into the ground and providing separation between the blocks, allowing views from other apartments behind through to the sea.
The prominence and importance of the buildings from the Ramsey bay direction is maintained however by their positioning on site and orientation at the summit of the gardens sloping up from the promenade.
Views through blocks 1 and 2 from the promenade will be restricted by glimpse of the building to the rear of the site adding further emphasis to this frontage.
Blocks 3, 4 and 5 are positioned to the perimeter of the site relating to the Northern and Southern boundaries, avoiding where possible the noisy boundary to Bride Road. This positioning is also sensitive to the existing trees to the Bride Road and the Vollan Crescent boundaries.
The orientation of the Blocks takes advantage of the views to the south over Ramsey to the mountains beyond and to the North across the field to the sea. Separation between the blocks has been maintained to provide privacy to the residents and allow views through the gaps between the blocks, giving the majority of residents interesting views in more than one direction, yet maintaining the feeling of belonging and enclosure to the central space within the site... The layout of the site has been defined in such a way to ensure that all views, when approaching from any direction, are attractive and impressive contributing to the establishment of a land mark development for the Island."
"Development should make the best use of resources by:
"New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3."
"New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies."
"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:
"The housing needs of the Island will be met by making provision for sufficient development opportunities to enable 6000 additional dwellings (net of demolitions), and including those created by conversion, to be built over the Plan period 2001 to 2016."
"New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(1) of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:
"In granting planning permission on land zoned for residential development or in predominantly residential areas the Department will normally require that 25% of provision should be made up of affordable housing. This policy will apply to developments of 8 dwellings or more."
"New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans."
10/01269/A - Approval in principle to demolish existing hotel and creation of 68 apartments contained in three buildings, car parking and landscaping and creation of a new vehicular access. Approved. This application was the subject of a note which states:
"Given the 'Landmark Status' and prominent position of the Grand Island Hotel, the Planning Authority will be seeking any replacement building/s to be of 'Landmark Status' design, finished to a high standard. The standard must also be implemented to all publicly visible elevations of the new building/s."
09/01400/B - Construction of a 30 bed hotel development with a retail unit and 45 cover restaurant & bar with associated parking provision, land bounded by Park Road, Premier Road and Mooragh Promenade. Approved.
07/01789/A - Approval in principle to demolish existing hotel and creation of 68 apartments contained in three buildings, car parking and landscaping. Approved.
"I can confirm that I have looked at the above application and have considered the provision of the 25% affordable housing requirement.
There have been previous applications in principle for development of this site and Section 13 Agreements executed, requiring the payment of a commuted sum in respect of the 25% provision. I note the proposed apartments are of a significant size and appear to be intended as high quality dwellings.
I therefore see no reason to change the recommendations that a commuted sum be appropriate for the provision of affordable housing. I would suggest that if approval is considered for this application, it contains a condition requiring the Developers to enter into a new Section 13 Agreement for this contribution of affordable housing.
i) the principle of the proposed development
ii) impacts upon the character and appearance of the surrounding area
iii) impacts upon adjacent properties
iv) whether the design of the proposed development is acceptable and could be described as being of "landmark status"
"The aim is to provide a high quality development appropriate in scale and character for the site and its prominent location whilst also ensuring deliverability. The overall aim is to provide a development that will be both aesthetically pleasing and economically viable.
The aim of the proposal is to provide 'equal living' throughout the site, no individual building is dominant with the quality and detailing consistent throughout.
The style and symmetry of each building within the development is appropriate to the location and acknowledges the stature of the former hotel.
The importance of the site is such that it is considered essential to provide high quality and positive elevational treatment to all boundaries. The views onto the site are considered as important as the views from the site and an integral part of the design has been to ensure a high standard is maintained on all publicly visible elevations.
The proposed design is sympathetic to the former Grand Island Hotel. The architecture is 'traditional' in style and the proportion and detailing have been designed in response to the former hotel to ensure the proposals and the impressive impacts and relationship they will have with the promenade and all other viewpoints. It also demonstrates the importance of the positioning of the Blocks to ensure that this impact and attractiveness is maintained throughout the site rather than only from a single viewpoint.
All buildings are arranged over five storeys comprising a lower ground floor, ground, first and second floors and penthouse level. The impact of the height of the buildings is restricted by the use of a recessed mansard roof to the penthouse apartments on each block. Although the blocks vary in plan size in accordance with the accommodation provided they are all linked by a consistency of elevational treatment and detailing."
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