24 February 2026 · Planning Committee
Isle Of Man Breweries, Britannia Hotel, 1, Waterloo Road, Ramsey, Isle Of Man, IM8 1dr
The proposal involves converting the unoccupied Britannia Hotel, a three-storey building in the Ramsey Conservation Area, from a public house (Use Class 1.3) to ten residential apartments (Use Class 3.4): nine one-bedroom and one two-bedroom units, retaining the original building elements, demolishing previous extensio…
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The officer concluded that the proposal would re-use an existing unoccupied building of architectural interest in a prominent central location within Ramsey town centre and Conservation Area, introduc…
General Policy 2
Requires acceptable development without significant adverse impacts on amenities, highways, character. Officer assessed proposal complies overall, with no significant amenity/highway harms, flood risks mitigated, and sustainable location justifying parking relaxation.
Housing Policy 5
Requires 25% affordable housing for 8+ dwellings. Satisfied via agreed commuted sum of £14,309.63 for 2.5 units, secured by Section 13 agreement, as apartments are conversions not new-build.
Housing Policy 17
Amenity standards for occupants. Ground-floor units acceptable with flood mitigation; unit sizes (38-74sqm) provide adequate internal space.
Environment Policy 4
Protects biodiversity/protected species. Bat survey found no roosts, no mitigation needed.
Environment Policy 10 - Development and flood risk
Flood risk management. Site in high tidal flood risk area; FRA with raised floors/cills, demountable defences deemed adequate given warnings and no increased flood displacement.
Environment Policy 13 - Development and flood risk
Surface water flooding. No fluvial/surface water risks; focus on tidal adequately addressed.
Environment Policy 35
Preserve/enhance Conservation Areas. Retains key fabric, demolitions outweighed by repair/re-use benefits.
Recreation Policy 3
Open space for 10+ dwellings per Appendix 6. 432sqm shortfall met by £5784 commuted sum to Ramsey Commissioners.
Transport Policy 7
Highway safety/parking. No issues; parking relaxed per Appendix A.7.6, cycle storage conditioned.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Bicycle storage details
Prior to the commencement of any development additional details shall be submitted in writing for approval by the Department which demonstrates the provision of at least 10 secure bicycle spaces being provided within the secure cycle store (shown on Drawing No. 101 Rev A) and these approved details shall be completed prior to the occupation of any unit. The approved bicycle spaces shall be retained at all times thereafter. Reason: To promote sustainable travel in the interests of reducing pollution, congestion and given a relaxation of the parking standards have been agreed.
Bin storage
The development shall not be occupied or operated until the secure and covered bin store have been provided in accordance with the approved plan (Drawing No. 101 Rev A). The secure and covered bin store shall be retained at all times thereafter for this purpose. Reason: To ensure adequate and appropriate bin storage.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, windows, doors, rainwater goods, and final paint colour have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and shall thereafter be retained as such. Reason: In the interests of the character and appearance of the site and surrounding area.
Flood resilience measures
The development must be carried out in accordance with the recommended flood resilience measures stipulated in the Flood Risk Assessment received 24 August 2023, and the flood mitigation approaches identified in the Agents Correspondence dated 22 November 2023, and shall thereafter be retained as such. Reason: To safeguard the amenities of prospective occupiers and to ensure the development complies with Environment Policy 10 of the Strategic Plan.
Flood plan
Within 3 months of the date of the approval hereby given becoming final, a Flood Plan and flood door/barrier maintenance and deployment plan shall be submitted to and approved in writing by the Department. The development shall not take place other than in accordance with the approved plans. Reason: To safeguard the amenities of prospective occupiers and to ensure the development complies with Environment Policy 10 of the Strategic Plan.
Historic building recording
The Development shall not commence until a programme of historic building recording in accordance with Level Two as set out in Historic England's document 'Understanding Historic Buildings: A guide to good recording practice' has been undertaken, submitted to and approved in writing by the Department. Thereafter the information will be placed on the Isle of Man Historic Environment Record and available for public view. Reason: To ensure the matters of historical importance associated with the building/site that will be lost in the course of works are properly recorded and available for public view.
No objection subject to full bicycle spaces provision; accepts parking relaxation due to site location, public transport, conservation benefits, and cycle storage
No objection; agreed commuted sum of £5784 for public open space shortfall
Bat survey satisfactory, no evidence of roosting bats, no mitigation required
Welcomes re-use and repair; demolition of Chapel Lane extensions preserves character, harm outweighed by securing building's future; recommends historic recording and materials conditions
Supports DEFA Registered Buildings Officer comments
Commuted sum of £14,309.63 preferred in lieu of 25% affordable housing provision
Consultation responses from DEFA Registered Buildings, Highways, MUA Drainage, DEFA Biodiversity, and DOI Housing indicate general support with conditions for heritage preservation, bat surveys (later satisfied), drainage consent, and affordable housing commuted sum; no outright objections from statutory consultees.
Key concern: potential for legally protected roosting bats in the building
DEFA RB Officer
Conditional No ObjectionApprove, subject to condition; The Chapel Lane building, the provenance of which is currently unclear and may have not formed part of the main house, should be recorded prior to demolition.
Conditions requested: Chapel Lane building should be recorded prior to demolition; Conditions should be imposed required further detail and approval of windows, rainwater goods and final paint colour
Department of Infrastructure Highways Development Control
No ObjectionHighway Services Development Control raise no objection to the proposal.; Recommendation: DNO; On balance, Highway Services accept the shortfall in parking spaces provided to the development.
MUA Technical Drainage Officer
we will require the attached trade effluent discharge licence to comply with Sewerage Act 1999.
Conditions requested: trade effluent discharge licence to comply with Sewerage Act 1999; submit details of the composition of the discharge and the volumes and frequency
DEFA Ecosystem Policy Team
Conditional No Objectiona preliminary assessment for bats is undertaken on the building by a suitably qualified ecological consultant.
Conditions requested: preliminary assessment for bats by a suitably qualified ecological consultant; report detailing the findings of the preliminary assessment and any additional surveys, alongside appropriate avoidance and mitigation measures, to be submitted to Planning prior to determination
DEFA Ecosystem Policy Officer
No ObjectionThe Manx Bat Group’s Bat Report for the Britannia Hotel dated 17th September 2023, is all in order and that a suitable level of assessment has been undertaken.; roosting bats were not present, therefore mitigation for bats is not required.
Department of Infrastructure Public Estates and Housing Division
Conditional No ObjectionThe resulting sum to be paid to the Department is £14,309.63
Conditions requested: Commuted Sum of £14,309.63 in lieu of affordable housing; timing of the payment should the application be approved is to be agreed between the applicant and the Department; enter into a Section 13 Agreement with the Department to provide affordable housing
Department of Infrastructure Highways Development Control
Conditional No ObjectionHighways DC continue to apply no objection to the proposal subject to the full requirement of bicycle spaces being provided within the store room indicated.
Conditions requested: full requirement of bicycle spaces (eleven) being provided within the store room indicated
