Officer Report

Application No.: 18/00067/B Applicant: Public Estates And Housing Division Proposal: Alterations, erection of first floor extension to provide a study area and repositioning of existing escape stair Site Address: Ramsey Grammar School West Lezayre Road Ramsey Isle of Man IM8 2RG Case Officer : Mr Owen Gore Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 21.03.2018 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• 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.

• C 2. The proposed external facing to be used in the development, hereby approved, shall match those of the existing building where shown in the submitted details, in respect of type, colour and finish.

Reason: In the interests of retaining the character and appearance of the site and surrounding area in accordance with General Policy 2 and Community Policy 5.

Plans/Drawings/Information: This Planning permission relates to the following plans and documents: -

• Dwg No.17/2626/01 - Site and Location Plan
• Dwg No.17/2626/02 - Existing Part Floor Plans
• Dwg No.17/2626/03 - Existing Elevations
• Dwg No.17/2626/04 - Existing Sections
• Dwg No.17/2626/05 - Proposed Floor Plan
• Dwg No.17/2626/06 - Proposed Elevations
• Dwg No.17/2626/07 - Proposed Typical Sections Date-stamped as having been received 24 January 2018

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_______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE

1.1 The application site is part of the Ramsey Grammar School site, to the west of Crossags Lane. The school is set within a wider site and additional pitches and buildings to the east of Crossags Lane; to the north is Lezayre Road and to the south is the golf course. THE PROPOSAL - 2.1 The proposal is for the erection of first floor extension where the existing roof terrace and flat roofed part of the building. The fire escape leading to the roof terrace (on the east elevation) will be removed and replaced on the escape access roof terrace (on the north elevation). PLANNING POLICY - 3.1 The site is shown on the Ramsey Local Plan Order 1998 map No.2 (south) as being within the local plan area and the property is designated as 'Schools and Other Establishments in Large Grounds'. General Policy 2 applies to proposals that are in accordance with the land-use zoning and states that development will normally be permitted where it: -

• (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; (g) does not affect adversely the amenity of local residents or the character of the locality;

3.2 Community Policy 5 states that 'Permission will generally be given for proposals to improve or extend existing schools and institutions of higher education and to build new schools, subject to their being sited and designed in accordance with the other policies of this plan, having particular regard to the potential for community use of the buildings and the associated Open Space'. PLANNING HISTORY - 4.1 The previous planning applications are not considered to be specifically material in the assessment of the current application. REPRESENTATIONS - 5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest in the letter dated 2 March 2018.

5.2 Ramsey Town Commissioners have commented on this application and stated that they do not object in the letter dated 23 February 2018. ASSESSMENT - 6.1 The only public view point of this part of the building is from Crossags Lane, which is a narrow highway, through an access between two large single storey buildings. The existing view is of the east elevation which currently has a large, utilitarian steel staircase; the proposed elevation will be taller than the existing with the first floor element, but will also

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remove this staircase. The proposed materials have been shown on the submitted plan to be in keeping with the existing building.

6.2 There are no nearby properties or neighbours close to this part of the building CONCLUSION - 7.1 The proposal would not unacceptably harm the characteristics of the existing building or the character of its surroundings and the proposed development would not result in a significant adverse impact upon the living conditions of neighbouring residents. Therefore the proposal complies with General Policy 2 and Community Policy 5. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 22.03.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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