14 May 2004 · Governor in Council
Squash Courts, Walpole Road, Ramsey, Isle Of Man, IM8 1lt
The proposal involved demolishing an existing single-storey squash court building and replacing it with a contemporary 4-5 storey apartment block containing 17 two-bedroom flats (5 for 3-person units, 12 for 4-person units) for public sector rental, primarily to decant tenants from the Lezayre Estate regeneration.
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The inspector acknowledged the site's residential zoning and housing need but determined that townscape and architectural impacts were decisive.
Predominantly Residential zoning
Site identified as predominantly residential; principle of apartments acceptable as per prior 96/1195 approval for 11 flats. Inspector confirmed zoning compliance but design failed townscape tests implied by prior conditions.
Supports contemporary design; building lines/rhythm maintained; access acceptable; 1 space/unit ok given tenant profile
No adverse traffic impacts subject to sight lines condition (2.4m x 70m)
Satisfactory after further information
Must comply with Housing (Flats) Regulations
Acceptable subject to specified access/lift requirements
Multiple private residents and the Advisory Council on Planning and the Environment submitted objections to planning application 03/01979/B, citing inappropriate design, over-intensive development, visual impact on conservation area streetscape, and severe parking and traffic congestion issues.
Key concern: inappropriate design failing to respect conservation area architecture and Victorian neighbours
Advisory Council on Planning and the Environment
Objectionthe design has failed miserably; Where is the tower suggested to be necessary to round the corner? - All we have is a hatpin stuck onto the top of a flat roof 1930s style building; housing hysteria should not be an excuse for lowering standards
The original application for a 4-5 storey block of 17 flats with parking to replace a former fitness centre was supported by the Planning Department but faced objections from the Advisory Council, third parties, and others on design, parking, and townscape grounds; refusal reasons were not explicitly stated but implied to relate to these issues. The appellant (DoLGE) argued the scheme addressed housing needs, enabled Lezayre Estate renewal, respected the site context, and improved the urban fabric. The inspector acknowledged housing benefits, residential zoning, and prior approval for 11 flats but found the design incongruous with Victorian terraces, failing to align with prior conditions from 96/1195, with flat roofs, mismatched fenestration, and inadequate corner treatment. Traffic and parking concerns were dismissed given lower car ownership in affordable housing and Highways approval. The appeal was recommended for refusal primarily on townscape and architectural merits.
Precedent Value
Demonstrates that on prominent urban corner sites adjacent to heritage architecture, design must demonstrably complement context per prior conditions, even for affordable housing; vague 'contemporary respect' claims rejected in favour of specific alignment in scale, roofs, fenestration.
Inspector: Gerald Farrington
