DEC Officers Report

Planning Officer Report And Recommendations {{table:206523}}

Officer's Report

1.0 Site

1.1 The site represents the curtilage of Bunscoill Rhumsaa (former Auldyn Infants School), Lezayre Road, Ramsey. The school is made up of a large single and two storey detached building, located on the northern side of the Lezayre Road. The application site makes up a small part of the overall school grounds, being a rectangular shaped (38m x 11m) which is immediately adjacent to the Lezayre Road.

2.0 Proposal

2.1 The application seeks approval for erection of timber playground equipment with safety matting. The proposal would include a total of eight different playground apparatus varying in size and height.

3.0 Planning Policies

3.1 The dwelling has been designated under the Ramsey Local Plan Order 1998 as being within schools and other establishments in large grounds (primary school) the site is not within a Conservation Area.

3.2 Due to the zoning of the site the following policy is relevant for consideration:-

3.3 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;
• (l) 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."

4.0 Planning History

4.1 There are a number of previous planning applications, however only one is considered relevant in the assessment and determination of this application:

4.2 Alterations and installation of playground equipment - 11/00322/B - APPROVED

5.0 Representations

5.1 No comments have been received.

6.0 Assessment

6.1 The principle issues are whether the proposed works would adversely affect the visual amenities of the street scene and second, whether the proposal would impact upon neighbouring residential amenities.

6.2 The proposed equipment will be apparent from the Lezayre Road; however, its size and design would not significant affect the visual amenities of the street scene and is what you would expect to see within school grounds. Consequently, it is considered the proposal would comply with General Policy 2 of the Isle of Man Strategic Plan.

6.3 In relation to the potential impacts upon neighbouring amenities, the site would be located immediately adjacent to an existing hard surface playground and playing fields and therefore the use of this new area will not introduce new use in the vicinity (i.e. children playing and noise associated with that use). Consequently, whilst the new play equipment will perhaps focus more children to a particular area, it is not considered this would adversely affect neighbouring amenities, given the distance from neighbouring properties (25+ metres), the existing use of school grounds and as the Lezayre Road runs between the site and neighbouring properties which is a busy main road into Ramsey (noise etc).

6.4 The proposals could give rise to anti-social behaviour in the evenings, but this could be resolved by site management by the applicant. This issue was also considered under planning application 11/00322/B and at that time the potential concerns where highlighted to the Department of Education for them to deal with if it becomes an issue. Given no objections have been received from local residents from this new submission, it is reasonable to consider that other play equipment on the site has not resulted in anti-social behaviour and therefore the new equipment should hopefully not also. Overall, the proposals would also not result in any significant impacts upon residential amenities of nearby residents.

7.0 Recommendation

7.1 In conclusion, it is recommended that the planning application be approved on the planning policy grounds that the proposed development would be acceptable to the Isle of Man Strategic Plan (June 2007) General Policy 2.

8.0 Party Status

8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) and should be afforded interested party status:

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 13.05.2014

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 approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

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

Decision Made: Permitted Date: 20 May 2014

Determining officer (delete as appropriate)

Signed : ... Chris Balmer Senior Planning Officer

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

Signed : ... Jennifer Chance Head of Development Management