Officer Planning Report

Planning Report And Recommendations {{table:3559}} ### Considerations {{table:3556}} ### Written Representations ### Consultations {{table:3557}} {{table:3558}}

Officer's Report

Site

The site represents the curtilage of Ramsey Grammar School, Lezayre Road, Ramsey. The school is made up of two large detached buildings, one of which is to the east, whilst the application site forms the western part of the school. All are located on the western side of the Lezayre Road.

Proposal

The application seeks approval for the alterations and erection of extensions within an enclosed courtyard.

Land Use Zoing / Planning Policies

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

The following policies are therefore considered relevant in the consideration of this application:

• Ramsey local Plan 1998 – Planning Circular 2/99; and
• The Isle of Man Strategic Plan (20th June 2007) - General Policy 2

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

"General

Policy 2: 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."

PLANNING HISTORY

There are a number of previous planning applications, however none of which are considered relevant in the assessment and determination of this application.

REPRESENTATIONS

The Ramsey Commissioners have no objection but make the following comments:-

"No objection."

Highway Division:-

"No adverse traffic impacts"

The Water and Sewerage Authority make no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.

The Planning Authority has received no privately written representations objecting to the proposal.

ASSESSMENT

The proposal works are located within the central courtyard area of the large detached school complex. Accordingly, the proposed extensions would not be apparent from public view.

The design matches the existing in terms of design, proportion and form and would be in keeping with the existing property.

Due to the location and distance away from the closest neighbouring residential property, it is considered the proposal would have no significant impact upon the residential amenities to warrant a refusal.

RECOMMENDATION

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.

Party Status

It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Ramsey Commissioners The Water and Sewerage Authority

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: 25.03.2011

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 alterations and erection of extensions within enclosed courtyard as proposed in the submitted documents and drawings 11/2340/01, 11/2340/02, 11/2340/03, 11/2340/04, 11/2340/05, 11/2340/06, 11/2340/07 and 11/2340/08 all received on 21st February 2011.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

Decision Made: Permitted Date: 2/4/11 Signed: [Handwritten signature]

Senior Planning Officer

7 April 2011

Senior Planning Officer

7 April 2011