6 October 2021 · Planning Committee
Former Barry Curran And Farmers Combine Site West Quay Ramsey IM8 1dl
The proposal involves building a three-storey structure on a prominent corner plot in Ramsey town centre, previously occupied by a car dealership and warehouse (now demolished), providing 882m² net retail space on the ground floor and 1,521m² net office space on the upper floors, finished in render, brick cladding, nat…
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The officer assessed the proposal against the Isle of Man Strategic Plan 2016 and Ramsey Local Plan 1998, concluding it complies overall as suitable retail/office development on previously developed l…
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs development to existing settlements; site in Ramsey service centre town centre mixed-use zone on previously developed land supports principle.
Strategic Policy 6 - Major employment-generating development
Directs employment-generating development to existing centres; retail/office appropriate at appropriate scale in town centre.
All new retail development (excepting neighbourhood shops and those instances identified in Business Policy 5) sited within the town and village centr
Directs retail/office to town centres but notes need for Retail Impact Assessment >500m² (not provided); officer considered not required given zoning/location.
General Policy 2
Requires good design, amenity, transport, environmental performance; proposal meets via design statement, parking, flood/ecology mitigations.
Environment Policy 10
Requires Flood Risk Assessment in flood risk areas; FRA submitted with mitigations conditioned, complies.
Environment Policy 13
Prohibits unacceptable flood risk; high tidal risk mitigated acceptably via defences/floor levels.
Environment Policy 42
Requires development to respect locality character; design inkeeping with gables/pitched roof inspired by adjacent RB.
Ramsey Local Plan policy for West Quay mixed use
Allocates West Quay for mixed use; presumption for rehabilitation/conversion but demolition occurred, retail/office fits.
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.
Vehicular access
The development hereby approved shall not be occupied or operated until the means of vehicular access has been constructed in accordance with the approved plans, and shall thereafter be retained for access purposes only. Reason: In the interests of highway safety.
Parking and turning
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Bicycle and motorcycle parking
The development shall not be occupied or operated until the secure and bicycle store and motorcycling parking bays have been provided in accordance with the approved plans. The secure and covered bicycle store and motorcycling parking bays shall be retained at all times thereafter. Reason: To promote sustainable travel in the interests of reducing pollution and congestion.
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, 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. Reason: In the interests of the character and appearance of the site and surrounding area.
Ecological mitigation
The development shall be carried out in strict accordance with the mitigation measure detailed in Section 5.1 of the Manx Wildlife Trust's Preliminary Ecological Appraisal dated March 2021 submitted with the planning application and one cavity bat box/brick, one crevice bat box/brick, two nest boxes for house martins and two nest boxes for swifts to be installed on site in the locations detailed in the proposed elevations drawings dated April 2021. Reason: To provide adequate safeguards for the ecological species existing on the site.
Refuse storage
The development shall not be occupied until the refuse storage has been provided in accordance with the details on drawing P02 REV A and P05, and shall thereafter be retained solely for this purpose. Reason: In the interests of the appearance of the development and of the amenities of the area.
Landscaping scheme
No development shall take place until full details of soft and hard landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new planting (including tree planting/tree planting pit details) showing, type, size and position of each. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation/operation of the building/s hereby permitted. Reason: To ensure the provision of an appropriate landscape setting to the development.
Flood resilience measures
No development shall commence on site until final design details of proposed flood resilience and resistance measures as set down in section 5 of the FRA dated May 2021 have been submitted to and approved in writing by the Department. Any proposed measures should be designed to a 1 in 200 year plus climate change tidal event. The development shall not be carried out unless in accordance with the approved details and thereafter retained. Reason: To ensure that there is adequate flood protection of the site.
Ground floor level
The building hereby approved shall not be occupied unless it has been erected in accordance with the finished ground floor level, of 4.90mAD02 as shown on drawing PO5 and outlined within the Flood Risk Assessment. Reason: In the interest of adequate flood defences; the application has been considered acceptable on this basis and the visual amenities of the street scene.
Attenuation tank
No development shall commence on site until further details (demonstrating adequate capacity etc) of the attention tank to the rear car park 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. Reason: To ensure that there is adequate flood/surface water protection of the site/area.
Bird nesting site clearance
All site clearance including the removal of hedgerows, trees or shrubs brambles, ivy and other climbing plants (hereafter referred to as site clearance) that may be used by breeding birds shall take place outside of 1st March and 31st August inclusive. No site clearance shall take place during that period unless a detailed check of the site for active birds' nests has been undertaken and written confirmation has been submitted to the Department that no birds will be harmed and that there are appropriate measures in place to protect nesting bird interest on the site, if found. The check shall be undertaken no later than 14 days before the commencement of any site clearance and no site clearance or other works in connection with the development hereby approved shall commence unless the written confirmation and protection measures have been submitted to and approved in writing by the Department. The development shall be carried out in accordance with the approved protection measures. Reason: In the interest of safeguarding the habitat of local bird species.
No permitted development
Notwithstanding the provisions of the TOWN AND COUNTRY PLANNING (PERMITTED DEVELOPMENT AND CHANGE OF USE) (AMENDMENT) ORDER 2020 no additional/amended use or other alteration of the building hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control development in the interests of the area.
no objection to proposal or amended plans and very supportive of the development of the site
do not oppose the development subject to conditions for access, parking (disabled, EVCP, cycle, motorcycle), visibility splays, showers/lockers; no further comment after amendments
content with Preliminary Ecological Appraisal; request conditions for mitigation measures, bat/bird boxes, bird nesting checks
do not object subject to conditions for integrated flood defences to 1:200+CC tidal event, flood resilient building, surface water modelling
Highways raised initial concerns on visibility splays, parking, and cycle facilities but accepted amendments with conditions for DNOC; Flood Risk Management offered conditional no objection requiring flood defences and resilient construction; DEFA Biodiversity requested bird nest…
Key concern: visibility splay criteria misinterpreted requiring 2.4 x 43m or 33m
DOI Highways
Conditional No ObjectionThe visibility splay criteria for the primary access have been misinterpreted; The proposal is not entirely compliant. To fully satisfy highway requirements...; Recommendation: Additional information and revisions.
Conditions requested: Footway works to ensure pedestrian links and ramp tie to existing infrastructure; s109(A) Highway Agreement required; Clarity on operation of rear car parking spaces; Shopper parking area to be distinguished, marked and controlled to prevent long stay; Review size of disabled bays; Electric vehicle charging points for at least 10% of spaces including disabled bays; Showers, lockers and changing facilities for cyclists
DOI Highways
Conditional No ObjectionHighway Services consider the proposal to be acceptable in highway terms to raise no opposition subject to conditions; Recommendation: DNOC
Conditions requested: access, pedestrian and vehicle areas, parking spaces for disabled, evcp’s, cycle, motor cycle use to accord with Site Plan as Proposed to Drawing No: P02 rev A; visibility splays to Drawing No: 21003/VIS/001 Rev A and retained as such for the lifetime of the development; shower and lockers within the building at ground and first floor levels; s109(A) Highway Agreement for all works to connect to and in the highway
DOI Highways
No ObjectionHighway Services note the amended information uploaded on 2 August 2021 and make no further comment on this proposal.
DOI Flood Management Division
Conditional No Objectionwe would not object if it is possible to condition the requirement for the flood defences to be integrated into the building...
Conditions requested: condition the requirement for the flood defences to be integrated into the building and that it must also be proved that the defences are structurally sound and capable of holding back the flood water for a 1 in 200 year plus climate change tidal event; building to be constructed as a flood resilient building; surface water modelling to be undertaken at detailed design as described in the flood risk assessment
DEFA Ecosystem Policy Team
Conditional No ObjectionShould any birds nest on site during the development then work must stop immediately and a member of the Ecosystem Policy Team should be contacted.; where possible it is preferable to include integrated bird and bat bricks, rather than external boxes
Conditions requested: mitigation measure detailed in Section 5.1 of the Manx Wildlife Trust’s Preliminary Ecological Appraisal dated March 2021; site should be made unattractive to nesting birds prior to the nesting season (March – August inclusive) - all rubble piles should be removed from site before nesting season, to prevent use by nesting gulls, and the site should be kept well disturbed by people and activity; one cavity bat box/brick, one crevice bat box/brick, two nest boxes for house martins and two nest boxes for swifts to be installed on site in the locations detailed in the proposed elevations drawings dated April 2021
Ramsey Town Commissioners
SupportRamsey Town Commissioners have no objection to this proposal and are very supportive of the development of the site.
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to the amended plans
