10 May 2004 · Planning Committee (on review)
Eskdale, Queens Drive West, Ramsey, Isle Of Man, IM8 2jd
The proposal involved converting the basement level of the former Eskdale Hotel, a four-storey bay-fronted building in a predominantly residential area of Ramsey, into two apartments with living rooms at the front facing south-east and bedrooms to the rear. The site is within the Ramsey Local Plan's residential area.
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The Planning Committee refused the application because the proposed basement apartments would have a poor living environment due to severely limited outlook and natural light, with living rooms facing…
The Conversion of Buildings into Flats
Requires all flats to have a good external environment with pleasant, clear outlook particularly from principal rooms, and access to external space for amenity including parking. Officer assessed basement apartments fail due to outlook over high blank wall ~1m from bays and limited light on dull days despite south-easterly orientation, lowering wall, and light meter readings; precedents on other sites distinguished as having greater setbacks or gardens.
No objection to the proposal; semi-basement use acceptable as similar to other approved conversions in town with adequate light from windows and lightwells; rented garages not ideal but suitable for parking.
Ramsey Town Commissioners have no objection to the proposal. Department of Transport Highways raised parking concerns but provided no final decision beyond deferral request. Environmental Health requires flat registration compliance.
Key concern: insufficient parking provision for two 2-bedroom flats with only three garages
Ramsey Town Commissioners
No Objectionthe Ramsey Town Commissioners considered the above application at their meeting on Wednesday 14th April, 2004, and have no objection to the proposal.
Department of Transport Highways Division
No CommentTo permit the applicant to explain how the 3 garages are to provide parking for 22 -bedroom flats.; Also is any open air parking available to the flats?; The Department has no further comments to make beyond our response given on 27 April 2004 to which no reply was given.
Environmental Health Officer
Conditional No ObjectionAll flats must be registered and comply with the provisions of the Housing (Flats) Regulations 1982.; Applications are advised to contact the Office of Environmental Health for application forms or advice regarding registration of flats.
Conditions requested: All flats must be registered and comply with the provisions of the Housing (Flats) Regulations 1982.; Applications are advised to contact the Office of Environmental Health for application forms or advice regarding registration of flats.
The original application to convert the basement of the former hotel (upper floors already converted to 10 apartments) was refused by the Planning Committee for poor living environment due to outlook/light and inadequate parking. The appellant argued superior outlook/light compared to approved precedents, light meter evidence, historical use, and sufficient parking via owned land and leased garages. The council defended refusal citing consistent past rejections of basement residential use, prior approval condition prohibiting it, and inability to secure leased garages via conditions. The inspector found parking provision acceptable on its own but concluded the apartments would have a seriously unsatisfactory outlook due to a high blank wall 1m from living room windows and inadequate lighting on dull days, rejecting precedents as site-specific differences exist and non-compliant with Circular 2/88. The appeal was recommended for dismissal.
Precedent Value
Basement conversions in conversions require robust evidence of adequate outlook (>1m to blank walls) and lighting in all conditions, not just comparisons; prior approval conditions prohibiting residential use in basements are strongly upheld; parking via leases may be acceptable if not over-relied upon.
Inspector: J Trevor Graham
