19 May 2011 · Director of Planning and Building Control (delegated under Article 3(13) of the Town and Country Planning (Development Procedure) Order 2005)
Grand Island Hotel, Bride Road, Ramsey, Isle Of Man, IM8 3uq
The proposal seeks approval in principle to demolish the existing Grand Island Hotel, a former landmark building now closed and derelict, and replace it with three blocks of 68 apartments: Block A at five storeys (16.3m eaves height) and Blocks B and C at four storeys (13m eaves).
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The site is zoned 'Predominantly Tourism and Leisure' but approval was justified by linking to approved hotel schemes on Mooragh Promenade site (PA 07/01790/B and PA 09/01400/B) via amended Section 13…
Strategic Policy 1
Requires optimising previously developed land/redundant buildings, efficient site use with access/landscaping/amenity, utilising infrastructure. Officer assessed proposal reuses redundant hotel site in town with planned services, complying via infill residential.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development in existing towns/villages. Site in Ramsey town complies as urban location.
General Policy 2
Permits zoned development respecting site/surroundings, character, amenity, highways, services; no adverse wildlife/views/amenity. Partial due to zoning tension (tourism to residential) but mitigated by Section 13; future reserved matters to address design/scale/landscaping/highways; demolition accepted despite landmark loss.
Housing Policy 1
Provides for 6000 additional dwellings 2001-2016 including conversions. Contributes to housing supply via 68 apartments.
Housing Policy 4
New housing primarily in towns/villages. Site in Ramsey complies.
Housing Policy 5
Requires 25% affordable housing for 8+ dwellings. Met via Section 13 commuted sum £680,000.
Housing Policy 6
Residential zoned development per area plan brief or criteria. Not residential but assessed against design/amenity; future briefs to encourage innovative design.
Ramsey Local Plan policy on tourist accommodation
Prefers retention of tourist facilities; new provision on merits re visual/traffic/parking/proximity to homes. Loss accepted via replacement hotel linkage.
Reserved matters approval
Approval of the details of siting, design, external appearance of the building[s], internal layout, means of access, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Planning Authority in writing before any development is commenced.
Reserved matters application time limit
The application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this permission.
Commencement time limit
The development to which this permission relates shall begin within 4 years of the date of this permission or within two years of the final approval of the reserved matters, whichever is the later.
Transport assessment
In the interest of road safety, a Full Transport Assessment will be required to be submitted at a Reserved Matter Application stage, this will determine the form of the new access, location of access and number of off street parking spaces.
Photographic survey
PRIOR to the commencement of any building / demolition works, a photographic survey must be undertaken to record all existing internal and external features of interest for the approval of the Planning Authority, such record to be prepared in consultation with the Conservation Officer of the Department.
Demolition waste scheme
Prior to any demolition taking place, a scheme shall be submitted to, and approved by the Planning Authority that provides for: (i) The removal of all rubbish and waste materials from the site within one month of the completion of demolition; (ii) the temporary and secure storage of building rubble and re-usable material for a maximum period of 3 months from the completion of demolition; and (iii) a landscaping plan, including the provision of boundary treatment for the interim period between demolition and construction of the residential development. The landscaping plan and boundary treatment shall be implemented within the first planting season, or within 6 months following the demolition, whichever is the sooner.
No objection but recommend new Section 13 prohibiting apartment construction until Mooragh Promenade hotel operational; prefer design reflecting original hotel; highway access concerns; affordable housing via other means
No objection to demolition subject to removal of rubble and rubbish
No comment on merits, request informative note
No comment on merits, request contact for utilities and note underground cables/overhead lines
No comment on merits, request informative note; flats must comply with Housing (Flats) Regulations 1982
Ramsey Town Commissioners have no objection but raise several observations on design, access, and Section 13 Agreement; utilities and DEFA provide standard requirements for connections and flats registration; one individual objects on zoning grounds.
Key concern: proposed development contrary to Predominantly Tourism and Leisure zone designation on Ramsey Local Plan
Ramsey Town Commissioners
No Objectionthe Commissioners would however strongly recommend that a new Section 13 Agreement prohibiting the construction of the apartments as proposed in this application until such time as the new hotel to be located on the Mooragh Promenade is complete and operational; design which reflects the character and design of the "original" Grand Island Hotel; Concern was expressed that this section of road is heavily trafficked and the proposed access may be unsighted
Conditions requested: new Section 13 Agreement prohibiting construction of apartments until new hotel on Mooragh Promenade is complete and operational; new vehicular access only allowed following consultation with Department of Infrastructure Highways Division
Isle of Man Water and Sewerage Authority
Conditional No ObjectionThe proposed development must be connected to the public sewer(s); There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s)
Conditions requested: proposed development must be connected to the public sewer(s); full details of the foul and surface water disposal routes must be submitted as part of any subsequent detailed planning application; Communication Fee will be payable to the Isle of Man Water and Sewerage Authority; NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s)
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6
Conditions requested: applicant must contact the Authority; contact Network Operations Department (Tel. 687687) to discuss working practices around Cables and Overhead Lines; Contact the M.E.A. for Electrical Site Safety 5 documents (Tel. 687766); Contact the M.E.A. Planning Department (Tel. 687781) to discuss the electricity supply
Department of Environment, Food & Agriculture
No Commentthe proposed flats/apartments must, on completion of the intended works, comply with the requirements of the Housing (Flats) Regulations 1982 and be registered thereafter under the same Regulations PRIOR to any of the flats being occupied
Conditions requested: proposed flats/apartments must comply with the requirements of the Housing (Flats) Regulations 1982 and be registered thereafter PRIOR to any of the flats being occupied
G A Clark
ObjectionThe site as designated as Predominantly Tourism and Leisure on the Ramsey Local Plan. The proposed development is thus contrary to the zone designation.
