**Document:** Planning Officer Report **Application:** 13/00839/B — Erection of an extension **Decision:** Permitted **Decision Date:** 2013-08-20 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/4652-lezayre-occupational-physiotherapy-unit-extension/documents/1292767 --- # Planning Officer Report ## Planning Officer Report And Recommendations [Table omitted in markdown export] ## Officer's Report ### 1.0 The Application Site 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 ### 2.0 The Proposal 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. ### 3.0 Planning History 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 ## 4.0 Planning Policy 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". ## 5.0 Representations 5.1 The Department of Infrastructure Highways Division have no objection to the current planning permission. #### 6.0 Assessment 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. #### 7.0 Recommendation 7.1 It is recommended that the planning application be permitted. #### 8.0 Party Status 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. ### Recommendation Recommended Decision: Permitted ## Conditions and Notes for Approval / Reasons and Notes for Refusal ### C : Conditions for approval
N : Notes attached to conditions
R : Reasons for refusal
0 : 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. 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 : Determining officer (delete as appropriate) Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control Signed : Sarah Corlett Senior Planning Officer Signed : Jennifer Chance Development Control Manager --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/4652-lezayre-occupational-physiotherapy-unit-extension/documents/1292767*