17 November 2008 · Planning Committee
Grand Island Hotel, Bride Road, Ramsey, Isle Of Man, IM8 3uq
The proposal seeks approval in principle to demolish the existing Grand Island Hotel and replace it with three blocks of luxury residential apartments totalling 68 units: Block A at 5 storeys (16.3m eaves height), Blocks B and C at 4 storeys (13m eaves height), with basement and surface car parking and landscaped garde…
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Despite zoning conflict with Predominantly Tourism and Leisure use under Ramsey Local Plan, officer considered change to residential acceptable due to linked application PA 07/01790/B providing replac…
Strategic Policy 1
Requires optimising use of previously developed land, efficient site use with access/landscaping/amenity, utilising infrastructure. Officer assessed site as brownfield hotel curtilage in northern Ramsey town edge, suitable for residential redevelopment.
Strategic Policy 2 - Priority for new development to identified towns and villages
New development primarily in existing towns/villages. Site at northern point of Ramsey town assessed as appropriate urban location.
General Policy 2
Permits development in accordance with zoning and policies if respects site/surroundings, no adverse impacts on landscape/amenity/highways/views/services/flooding. Despite tourism zoning, departure justified by replacement hotel agreement; demolition acceptable due to building alterations.
Housing Policy 1
Provision for 6000 additional dwellings 2001-2016 including conversions. Contributes 68 apartments towards housing need.
Housing Policy 4
New housing primarily in towns/villages. Site in Ramsey town.
Housing Policy 5
25% affordable housing for 8+ dwellings; accepted financial contribution via Section 13 agreement in lieu of on-site units.
Housing Policy 6
Residential development per area plan brief or criteria. Indicative plans show good design potential.
Ramsey Local Plan policy on tourist accommodation
Prefer retention of tourist facilities; proposals on merits re visual/traffic/parking/residential proximity. Departure from tourism zoning accepted via replacement hotel.
Time limit for reserved matters
This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
Approved plans
This approval relates to the submitted documents and drawings P-01, P-02, P-03 and P-04 received on 21st September 2007 and 19th November 2007.
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.
Do not oppose subject to transport assessment
Do not object but note concerns on zoning, affordable housing, and seek Grampian condition linking to replacement hotel site
Regret demolition but applicants present convincing argument; not correct location for modern hotel; new building should reference past
Major landmark; if permitted require condition for photography and documentation
Major landmark contributing to landscape; seaward facade fine late Victorian example; replacements must be highest quality
No comment on merits; request informative note on connections
No comment on merits; request informative note; consult on disabled access
Society for the Preservation of the Manx Countryside & Environment strongly opposes the proposal citing zoning conflict, loss of historic landmark, and poor design; Manx National Heritage raises concerns over landscape impact and design quality; Ramsey Town Commissioners have no …
Key concern: Loss of historic landmark building and conflict with Tourism & Leisure zoning
Society for the Preservation of the Manx Countryside & Environment
ObjectionThe Society STRONGLY OPPOSES THIS PROPOSAL.; Nothing significantly different. We still DEPLORE the whole concept.; The Isle of Man needs to attract visitors, not residents.
Manx National Heritage
Conditional No ObjectionMNH would support the view of reportedly no less than four professional officers within the Planning Office that any replacement structure would need to make a similarly significant positive landmark contribution.; We would urge that the applicant be required to provide a building of the very highest quality.
Conditions requested: Applicant required to provide a building of the very highest quality
Ramsey Town Commissioners
Conditional No ObjectionWhilst the Commissioners do not object to this Application certain matters were raised which would be submitted as observations.; The Commission has expressed concern that there is no planning link between this application and that of the Hotel Application on Mooragh promenade 07/01790/B.
Conditions requested: Imposition of Grampian Condition or similar legally binding condition preventing demolition of Grand Island Hotel until Mooragh Promenade hotel is developed and operational
Isle of Man Water Authority
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority...
Conditions requested: Condition that applicant must contact Authority to ensure connection obtained for water supply purposes or amendment to existing supply under Water Supply Byelaws; For connections to Flats and Apartments: Water Supply To Flats And Apartments – Regulations and Form Of Undertaking In Respect Of Supply Pipes required
