Officer Planning Report

Planning Report And Recommendations {{table:322664}} ## Considerations {{table:322661}} ## Written Representations ## Consultations {{table:322662}} {{table:322663}}

Officer's Report

Site

The site represents the curtilage of 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.

Proposal

The application seeks approval for the alterations and installation of playground equipment.

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 (primary 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."

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

Assessment

The proposed alterations are all very minor developments which will have no significant impact upon the visual appearance of the building or upon the street scene. The proposals are what you would expect to find within a primary school and playground.

The proposals could give rise to anti-social behaviour in the evenings, but this could be resolved by site management by the applicant and as such the concerns have been highlighted to the Department of Education for them to deal with if it becomes an issue.

Overall, the alterations would also not result in any significant impacts upon residential amenities of nearby residents.

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 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: 15.04.2011

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 installation of playground equipment as proposed in the submitted documents and drawings 11 800 01, 11 800 02, 11 800 03, 11 800 04, 11 800 05, 11 800 06, 11 800 07 and 11 800 08 all received on 8th March 2011.

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

Decision Made : Permitted Date : 19/5/11

Signed : Michael Gallagher Director of Planning and Building Control (Delete as appropriate)

Jennifer Chance Senior Planning Officer