Officer Planning Report

Case Officer: Mr Jamie Leadbeater Photo Taken: 08.03.2012 Site Visit: 08.03.2012 Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the curtilage of Ramsey & District Cottage Hospital on Cumberland Road, Ramsey. The hospital is set within a predominantly residential area to the east of Bowring Road. More specifically, the part of the hospital relevant to this application is the Maughold Ward, which is located on the western side of the hospital complex. The west side of Maughold ward overlooks a doctors' surgery from a slightly raised location whilst its northern elevation overlooks Grove Mount South highway and detached dwellings beyond it. It is only accessible by foot via concrete walkway that divides the hospital site from the adjacent doctors' surgery.

1. The adjoining buildings to the site of the proposed works have approximately 1 metre high slate finished Mansard roofs with walls finished in a combination of red facing-brick and grey pebbledash. The walls are 2.9 metres high from the adjoining concrete walkway.

The Proposal

1. Proposed is the erection of a single storey, flat roof extension in a small courtyard on the west elevation of the Maughold Ward. The purpose of the extension is to provide floor space within the ward for a 'plant room' which will assist with the function of the proposed Renal Unit that is to be located within the Maughold ward.

1. The extension will be 2.4 metres wide and 2.8 metres high including the flat roof. The walling will be finished in pebbledash to match the existing, except the first 400mm above ground level which will be finished in red facing-brick to match the existing wall design. The greater proportion of the front elevation overlooking the neighbouring surgery car park will be covered by a door that will be 2 metres high and 1.3 metres wide. Two 200mm concrete steps are positioned under the door from ground level.

Planning History

1. Whilst the application site has been the subject of previous planning applications it is considered that none of these is specifically material to the assessment of this current planning application.

Application No.:	12/00240/B
Applicant:	Department Of Health Estates Directorate
Proposal:	Infill of courtyard to create extension for ancillary accommodation
Site Address:	Ramsey & District Cottage Hospital Cumberland Road Ramsey Isle Of Man IM8 3RH

Planning Policy

1. The application site falls within a parcel of land designated as a Hospital in the Ramsey Local Plan 1998. There are no policies within Planning Circular 2/99, the written statement that accompanies the local plan, which are considered specifically material to the assessment of the planning application.

1. The Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application. General Policy 2 states:

"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (g) does not affect adversely the amenity of local residents or the character of the locality".

Community Policy 6 states:

"New health care facilities and extensions to existing facilities will be permitted provided that they:

a) would not result in an overconcentration of such uses in a particular area; b) would not have an unacceptable effect on the residential or prevailing character or amenity of the area; c) would be easily accessible; and d) would not have an unacceptable impact on the local highway network".

Representations

1. Ramsey Town Commissioners do not object to the proposal.
2. The Highways Division do not oppose the proposal as it has no adverse traffic impact.

Assessment

1. The proposed development is not built-up to the 'eaves level' of the adjoining buildings, and also has a flat roof which is different to the Mansard roof design of the adjoining buildings. The external wall will be built out as far the adjoining buildings in terms of its proximity to the nearby car park. Whilst this would not contribute to maintaining the character of the building footprint facing the surgery car park, it is not considered the existing courtyard contributes positively either. The proposed finish to the external wall, however, is in keeping with the finishes of the adjoining buildings that is considered to partially balance out any loss in character as a result of the front wall positioning.

1. Whilst the front of the extension will be visible from the adjacent doctors' surgery car park, it is not sited within a close distance of any public highway or nearby residential property. Furthermore, its siting away from public highways ensures it does not have an adverse impact on the functions of the local highway network.

1. Although the proposal does not represent the best possible design solution to be development between the adjoining buildings, the level of development is modest and

predominantly obscured from public view. Furthermore, the design of the proposed extension is mitigated by overriding health regulations that are integral to the function of the hospital. As such, the proposal is intrinsic to the health care of the people in the north of the Island and is acceptable as it complies with the provisions of General Policy 2 and Community Policy 6 in the Isle of Man Strategic Plan 2007.

Recommendation

1. It is recommended that the planning application be approved.

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

The local authority, Ramsey Town Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status.

1. It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 10.04.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the erection of an extension within a courtyard on the Maughold Ward in Ramsey _ District Cottage Hospital as shown in drawing no. 05/40/01, 05/40/02 and 05/40/03, received on 17th February, 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 10-4-12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : _________________________ Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager