**Document:** Officer Planning Report 10/00021/B **Application:** 10/00021/B — Omission of proposed access ramp and provision of lifting platform to main entrance to corporate headquarters **Decision:** Permitted **Decision Date:** 2010-03-11 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/35771-st-johns-the-hope/documents/1346740 --- # Officer Planning Report 10/00021/B **Application No.:** ** 10/00021/B ** **Applicant:** ** Department Of Agriculture, Fisheries & Forestry ** **Proposal:** ** Omission of proposed access ramp and provision of lifting platform to main entrance to corporate headquarters ** **Site Address:** ** - The Hope - St Johns - Isle Of Man - IM4 3AT ### Considerations **Case Officer:** Ms Henrietta Hopkins ** **Photo Taken:** ** 18.02.2010 ** **Site Visit:** ** 18.02.2010 ** **Expected Decision Level:** ** Senior Planning Officer ### Written Representations ### Consultations **Consultee:** Highways Division **Notes:** **Consultee:** Patrick Commissioners **Notes:** no comment. **Consultee:** Disability Access Officer **Notes:** Comments received ### Officer's Report #### The Site The application site relates to Corporate Headquarters The Hope, St Johns. The application site represents a parcel of land to the west of Foxdale Road and Hope Road, St Johns which is owned by the Department of Agriculture Fisheries and Forestry. #### Proposal The applicant proposes to omit the proposed access ramp that received planning permission under the application for the 'Erection of a Corporate Office Headquarters with associated access road, parking and services' (08/00635/B) and instead have a lifting platform. #### Planning Status The application site is located within an area identified as being Department of Agriculture Fisheries and Forestry Ornamental Gardens by the St Johns Local Plan. The Isle of Man Strategic Plan 2007 contains a policy which is considered specifically material to the determination of the application – General Policy 2. General Policy 2 states the following: "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 local highways; j) can be provided with all the 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; n) is designed having due regard to best practice in reducing energy consumption. Paragraph 8.12.1 "As a general policy, in built up areas not controlled by Conservation Areas or Registered Building Policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property where such extensions would not have an adverse impact on either adjacent property of the surrounding area in general." PLANNING HISTORY The application that is considered relevant in the assessment of the application is as follows: 08/00635/B - Erection of a corporate office headquarters with associated access road, parking and services - Permitted (11th June 2008) REPRESENTATIONS Access Officer has had discussions with the Architects regarding the plans for the New Headquarters and agreed that although the access ramp at the Main Entrance, which is to the British standard of Building Regulation, would be quite daunting for a disable person as it is going to be over a long distance. The Access Officer agrees that the platform lift, also being built to the British standard would be better than the ramp planned. Patrick Parish Commissioners have no comment on the proposed development. ASSSESSMENT The application site is located within an area identified as being Department of Agriculture Fisheries and Forestry Ornamental Gardens by the St Johns Local Plan. Given the nature of the proposed development it is therefore considered appropriate to assess the proposal against the policy identified earlier within the report (i.e. General Policy 2 of the Isle of Man Strategic Plan 2007). It is considered that the proposed development is an improvement to the appearance of the building where there will no longer be a long disabled access ramp in front of the building but instead a small stainless steel lifting platform. The disabled access officer has raised no objection to the proposed 8 March 2010 development and actually believes it is an improvement where the disabled will no longer be daunted by the long access ramp originally proposed. The proposed development is therefore considered acceptable and accords with the Strategic Objectives of the Isle of Man Strategic Plan 2007 which seek to promote improved access to buildings, spaces and services for less able people. **RECOMMENDATION** For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted. **PARTY STATUS** It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore afforded Interested Party Status. Patrick Parish Commissioners The following are not afforded Interest Party Status: Disabled Access Officer --- **Recommendation** **Recommended Decision:** Permitted **Date of Recommendation:** 08.03.2010 **Conditions and Notes for Approval / Reasons and Notes for Refusal** **C : Conditions for approval** **N : Notes attached to conditions** **R : Reasons for refusal** **O : 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 submitted Drawing Nos. 07/DAFF/640 - 800, 801, 802, 803 and 804 received on 8th January 2010. --- 8 March 2010 I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer **Decision Made:** Permitted **Date:** ................................................................................................................................................................ **Signed:** ................................................................................................................................................................ Senior Planning Officer --- *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/35771-st-johns-the-hope/documents/1346740*