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Government Iselige Ellan Vanin
Estates Services Directorate Ballamona Farmhouse The Strang Braddan IM4 4TE
In pursuance of powers granted under the above Act and Order the Department of Infrastructure determined to APPROVE a planning application by Department Of Health, Ref 13/00839/B, for the Erection of an extension at Occupational & Physiotherapy Unit Ramsey & District Cottage Hospital Cumberland Road Ramsey Isle Of Man IM8 3RH subject to compliance with the following condition(s):
Date of Issue: 20th August 2013
Director of Planning and Building Control
This decision was made by a Senior Planning Officer in accordance with the authority delegated to them.
This permission refers only to that required under the Town and Country Planning (Development Procedure) Order 2005.
Any appeal against this decision must be in writing and must be received by this Department within 21 days of the date of this notice.
An appeal form and guidance notes are available from either the Planning Office, Tel 685950, or to download from the Department's website www.gov.im/transport/planning/plan/applications/decision.xml
Please note that a copy of the Officer's report which led to the decision, together with correspondence relative to the application, are available for inspection at the Department.
The proposed development must not be commenced until either;
Whichever is the later. If no appeal is lodged within 21 days of the date of issue overleaf, and this decision becomes final, the Department's public reference copy (counter copy) of the planning application may be collected by the applicant or their agent from Murray House.
Please note that if the counter copy of the application is not collected within THIRTY DAYS following the last date on which a planning appeal can be made it will be destroyed without further notice.
Department of Infrastructure, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF Tel (01624 685950) email; [email protected] 13 / 00839 / B
| Application No. : | 13/00839/B | | :-- | :-- | | Applicant : | Department Of Health | | Proposal : | Erection of an extension | | Site Address : | Occupational & Physiotherapy Unit | | | Ramsey & District Cottage Hospital | | | Cumberland Road | | | Ramsey | | | Isle Of Man | | | IM8 3RH |
Case Officer : Miss Melissa McKnight Photo Taken : 30.07.2013 Site Visit : 30.07.2013 Expected Decision Level : Officer Delegation
1.1 The application site is the curtilage of the Occupational & Physiotherapy Unit of Ramsey & District Cottage Hospital located on the northern side of Cumberland Road in Ramsey. 1.2 This existing section of the building is single storey and finished in red brick with a pyramidal roof finished in tiles. The application site building is set back 18 metres from the highway. The hospital is set within a predominantly residential area to the east of Bowring Road
2.1 This planning application seeks approval for the erection of an extension to the front elevation of the existing unit. 2.2 The proposed extension would project less than 4 metres from the existing building and have a length of 7.9 metres. The proposed extension would have a maximum height of 4 metres and would have a lean to roof from the existing roof finished in tiles to match the existing. The proposed extension would also have a brick finish matching the existing. 2.3 The proposed extension would provide a new office and waiting room area and in turn increasing the occupational and physiotherapy room.
3.1 The application site has been the subject of 21 previous planning applications, fifteen of which are considered materially relevant to the assessment of this planning application given the nature and level of development proposed and were all granted planning approval:
PA 12/00240/B: Infill of courtyard to create extension for ancillary accommodation PA 08/00135/B: Erection of two conservatories
PA 07/01695/B: Creation of a new main entrance with access ramp and installation of a metal hand rail
PA 05/00415/B: Convert existing garage into bedroom accommodation PA 98/01436/B: Extension to create doctors room PA 96/01913/B: Erection of smoking room PA 96/00416/B: Alterations and extensions to form new ward PA 95/00719/B: Erection of replacement theatre & associated facilities PA 91/01999/B: Extension to generator room and boiler house PA 91/01403/B: Extension to provide additional offices to X-ray department PA 88/04380/B: Erection of day care centre PA 87/00134/B: Extension to form store PA 86/01045/B: Demolition of existing ward and construction of 12-bed ward unit and internal alterations
PA 85/01034/B: Alterations and extensions to provide washing and staff dining facilities PA 85/00121/B: Extension to form two consulting rooms and store
4.1 In terms of local plan policy, the application site is in an area designated as Cottage Hospital under the Ramsey Local Plan Order 1998 Map No. 1 (North). 4.2 In terms of strategic plan policy, 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
(j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (1) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
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".
5.1 The Department of Infrastructure Highways Division have no objection to the current planning permission.
6.1 The key issue to consider in the assessment of this planning application is the impact of the proposed development on the appearance on the street scene and public amenity. 6.2 The proposed extension is deemed to be a relatively modest form of development and is not judged to harm the appearance of the street scene of Cumberland Road. The level and scale of development is considered to be minimal and thus it is judged that the proposed extension would not appear incongruous or overbearing and have a detrimental impact on public amenity. 6.3 Furthermore, the extension of this unit would allow for larger and improved health facilities 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.
7.1 It is recommended that the planning application be permitted.
8.1 The local authority, Ramsey Town Commissioners, is 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.
Recommended Decision: Permitted
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. The development hereby permitted shall not be carried out except in full accordance with the following plans Drawing No /01, /02, /03 and /04 received on 16th July 2013.
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 : \qquad Determining officer (delete as appropriate) Signed : \qquad Anthony Holmes Senior Planning Officer Signed : \qquad Michael Gallagher Director of Planning and Building Control
Signed : \qquad Sarah Corlett Senior Planning Officer Signed : \qquad Jennifer Chance Development Control Manager
PA13/00839/B Department Of Health Erection of an extension, Occupational & Physiotherapy Unit Ramsey & District Cottage Hospital Cumberland Road Ramsey Isle Of Man IM8 3RH Planning Officer: Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 18.07.2013, includes;
Dev Control Polygons: Reference Number: 95/00719/B Status: Permitted Proposal: Erection of replacement theatre & associated facilities, Ramsey Cottage Hospital, Cumberland Road, Ramsey. Reference Number: 98/01436/B Status: Permitted Proposal: Extension to create doctors room, Ramsey Cottage Hospital, Cumberland Road, Ramsey. Reference Number: 08/00135/B Status: Permitted Proposal: Erection of two conservatories Reference Number: 84/01352/B Status: Permitted Proposal: Internal alterations to form bathroom, Ramsey & District Cottage Hospital, Cumberland Road, Ramsey. RECONSIDERED
Reference Number: 86/01045/B Status: Permitted Proposal: Demolition of existing ward and construction of 12- bed ward unit and internal alterations, Maughold Ward, Ramsey Cottage Hospital, Ramsey Reference Number: 97/01813/B Status: Permitted Proposal: Creation of additional car parking spaces, Ramsey Cottage Hospital and Dalmeny, Ramsey. Reference Number: 13/00839/B Status: Pending Consideration Proposal: Erection of an extension Reference Number: 90/01239/A Status: Permitted Proposal: Approval in principle for extension to create surgical ward, Ramsey Cottage Hospital, Cumberland Road, Ramsey.
Reference Number: 87/00134/B Status: Permitted Proposal: Extension to form store, Ramsey Cottage Hospital, Cumberland Road, Ramsey Reference Number: 91/01999/B Status: Permitted Proposal: Extension to generator room and boiler house, Ramsey Cottage Hospital, Cumberland Road, Ramsey. Reference Number: 01/00258/B Status: Permitted Proposal: Erection of store buildings Reference Number: 91/01403/B Status: Permitted
Proposal: Extension to provide additional offices to X-ray department, Ramsey Cottage Hospital, Cumberland Road, Ramsey.
Reference Number: 92/00887/B Status: Permitted on Review Proposal: Provision of car park, rear of Ramsey Cottage Hospital, Cumberland Road, Ramsey.
Reference Number: 07/01695/B Status: Permitted Proposal: Creation of a new main entrance with access ramp and installation of a metal hand rail
Reference Number: 06/00847/B Status: Permitted Proposal: Creation of additional car parking spaces Reference Number: 12/00240/B Status: Permitted Proposal: Infill of courtyard to create extension for ancillary accommodation
Reference Number: 85/01034/B Status: Permitted Proposal: Alterations and extensions to provide washing and staff dining facilities, Ramsey Cottage Hospital, Cumberland Road, Ramsey
BC Case Polygon: Reference Number: 98/00011/DEX BC Case Status: Plans Approved Proposal: Construction of a doctors room. Reference Number: 98/00013/INS BC Case Status: Building Work Started Proposal: Alterations to staff dining room Reference Number: 99/00024/INS BC Case Status: Building Work Started Proposal: Construction of staff accommodation over ambulance station
Reference Number: 08/07508/OTH BC Case Status: Plans Approved Proposal: Alterations to endoscope room area to accommodate new washer/disinfecter
Reference Number: 08/07046/OTH BC Case Status: Application lapsed Proposal:
Reference Number: 12/07096/INS BC Case Status: Building Work Started Proposal: Infilling of courtyard and internal alterations to create satellite renal unit within the former Maughold Ward
Reference Number: 12/07179/INS BC Case Status: Building Work Started Proposal: Infilling of courtyard between former Lezayre Ward and Maughold Ward to create plant room and ancillary accommodation associated with the creation of a sattelite renal unit within the fomer Maughold Ward.
Reference Number: 07/07601/OTH BC Case Status: Building Work Complete
Proposal: Alterations to existing Main Entrance with revolving entrance doors and access ramps including edge balustrade to roof.
Reference Number: 95/00008/OTH BC Case Status: Building Work Complete Proposal: Replacement of engineering services
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