Officer Report Recommendation

Case Officer: Mr Jamie Leadbeater Photo Taken: Site Visit: 12.06.2012 Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the curtilage of Ramsey Grammar School West on Lezayre Road, Ramsey. The site adjoins the parcel of land to the east which is occupied by the school's east building. Furthermore, it is located between a line of dwellings on southern fringe of Lezayre Road to the north and Ramsey golf course to the south. The front elevation of the west school overlooks Tennis courts and is set approximately 81 metres back from Lezayre Road.

The Proposal

1. The proposal comprises raising the roof and parapet over kitchen area, door alteration and creation of new steps and delivery landing. The roof and parapet will be raised externally by 300mm. The new steps and delivery landing will extend outwards from the existing building line by approximately 1.4 metres and incorporate a brick and railing combination around the perimeter that rise approximately 1.1 metres above the delivery platform area.

Planning History

1. The application site has not been the subject of any of previous planning applications, which are considered specifically material to the assessment of this current planning application.

Planning Policy

1. The application site falls within an area designated as a Secondary School in the Ramsey (South) Local Plan 1998. There are no policies 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:

Application No.:	12/00768/B
Applicant:	Department Of Education And Children Works Division
Proposal:	Raising of roof and parapet over kitchen area, door alteration and creation of new steps and deliveries landing
Site Address:	West Building Ramsey Grammar School Lezayre Road Ramsey Isle Of Man IM8 2RG

"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 5 states:

"Permission will generally be given for proposals to improve or extend existing schools and institutions of higher education and to build new schools, subject to their being sited and designed in accordance with the other policies of this plan, having particular regard to the potential for community use of the buildings and the associated open space".

Representations

1. The occupant of Millway, Lezayre Road, Ramsey that adjoins the application site has registered an interest in the application.

Assessment

1. The proposed works are to be sited over 80 metres from the public highway, 55 metres from the nearest dwelling and over 160 metres from the nearest part of the golf course. This distance is considered to be sufficient to prevent the development from adversely affecting general public amenity and the private amenity of the nearest residents.
2. The alterations to the built form of the building are modest and are not adverse the character of the school building. Whilst the proposed landing area will extend outwards into the existing parking area, it is not considered given its scale, that it will be adverse to the internal function of the highway or road safety on the site.
3. Overall, whilst the proposal will improve the school's facilities, the level of development is modest and appropriately sited that will be not be adverse to the character of the property or public amenity. As such, the proposal complies with the provisions of General Policy 2 and Community Policy 5 in the Isle of Man Strategic Plan 2007 and therefore is considered acceptable.

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.

The occupant of Millway, Lezayre Road, Ramsey, is, are, by virtue of the Town and Country Planning (Development Procedure) Order 2006, paragraph 2 (1), considered ‘interested persons’ and is afforded ‘party status’.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 02.07.2012

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 alterations to the Kitchen Area roof and front door, and the creation of a delivery landing with associated steps to front elevation of kitchen area, as shown in drawing no. 11/2340/07, 11/2340/11, 11/2374/03 and 11/2374/04, all received on 25th May 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 : 2.7.12

Determining officer (delete as appropriate)

Signed : _________________________ Signed : _________________________

Anthony Holmes Sanior Planning Officer Signed : _________________________ Signed : _________________________

Michael Gallagher Director of Planning and Building Control Signed : _________________________ Signed : _________________________

Jennifer Chance Development Control Manager