28 July 2008 · Planning Committee of the Department of Local Government and the Environment
Coalyard And Premises, 33, West Quay, Ramsey, Isle Of Man, IM8 1dd
The site at 33 West Quay in Ramsey contains a four-storey stone warehouse building, about 100 years old, and an adjacent lean-to shed, located between West Quay and Auckland Lane in a mixed-use town centre area.
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The officer assessed that residential development was acceptable in principle as compatible with the site's mixed-use town centre designation under the Ramsey Local Plan and Strategic Policy 1, given …
Ramsey Local Plan policy for West Quay mixed use
Policy R/TC/P6 allocates West Quay for mixed use with a presumption in favour of rehabilitation and conversion (as against demolition) of warehouse buildings. The officer tested the proposal's demolition against this, finding the stone warehouse's loss unacceptable as it contributes to the street scene and historic context despite not being listed or in a conservation area; a purpose-built replacement was seen as inappropriate without evidence the building was beyond repair.
Strategic Policy 1
Requires optimising use of previously developed land and redundant buildings. Officer found residential use acceptable as it accords with mixed-use zoning, utilises town centre location with existing residential nearby, and makes good use of brownfield site.
General Policy 2
Permits development respecting site/surroundings in scale/form/design and not adversely affecting townscape character or amenity. Cited as material but not the decisive factor; demolition issue under R/TC/P6 overrode general compliance on residential principle.
Transport Policy 7
Requires parking per standards. Listed as material but not analysed in detail for approval in principle; indicative plans showed parking but no concerns raised.
No objection to the planning application.
Ramsey Town Commissioners expressed concern over the refusal of the planning application, supporting the proposed redevelopment as preferable to the existing unsightly plot.
Key concern: rejection of schemes that promote and progress regeneration within the Town
Ramsey Town Commissioners
Supportthe Commissioners expressed concern that when calls are being made to promote and progress regeneration within the Town schemes such as this are rejected by the Planning Committee; The Commissioners believe the redevelopment is preferably to a what might become a redundant and increasingly unsightly plot which they considered to be beyond rehabilitation
The original application (PA08/737) for approval in principle to demolish a 4-storey stone warehouse and lean-to shed and erect a new building with seven apartments and parking was refused by the planning authority. The appellant argued the building was in poor structural condition per a 2006 survey, residential use complied with mixed-use zoning, and cited precedents where similar demolitions were allowed. The Ramsey Town Commissioners supported redevelopment to prevent further dilapidation. The planning authority defended refusal citing Policy R/TC/P6's presumption for rehabilitation over demolition, noting insufficient evidence of irrepairability. Inspector Michael Hurley concluded the warehouse contributed to visual and historic character, lacked technical evidence for demolition justification, and recommended dismissal. The Deputy Minister accepted this, dismissing the appeal but urging a future application with viability evidence.
Precedent Value
Appeals for warehouse demolition in policy-protected areas require robust evidence of irreparability and economic viability of alternatives; dilapidation alone insufficient to overcome rehabilitation presumption. Future applicants must commission detailed structural assessments and cost-benefit analyses before appeal.
Inspector: Michael Hurley
