Officer Report

Application No.: 16/00636/B Applicant: Department Of Infrastructure Estate Shared Services Proposal: Alterations, creation of a timber store below existing canopy and relocation of dust extraction equipment Site Address: Ramsey Grammar School West Lezayre Road Ramsey Isle Of Man IM8 2RG Case Officer : Miss Abigail Morgan Site Visit: 28.07.2016 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 SITE - 1.1 The site represents the curtilage of Ramsey Grammar School, Lezayre Road, Ramsey. The school is made up of two large detached buildings which are split by Crossags Lane. The application site forms the western part. All are located on the western side of the Lezayre Road.

2.0 PLANNING POLICIES - 2.1 The site has been designated 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. - 2.2 The following policies are therefore considered relevant in the consideration of this application: - 2.3 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:

• (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;

3.0 PLANNING HISTORY - 3.1 There are a number of previous planning applications for extensions and alterations to the school all of which have been approved (22 in total) , however none are considered relevant in the assessment and determination of this application.

4.0 PROPOSAL - 4.1 The application seeks approval for alterations and extension to the workshop/machine shop area and repositioning of the existing extraction system to the newly proposed rear of the building. - 4.2 The extension in essence is filling in under an existing canopy which will form the roof of the proposal, with the enclosure of area apx 2.6m x 6.4m.

4.3 The rear elevation will consist primarily of a roller shutter door, brickwork plinth and kingspan cladding panels all to match the existing.

5.0 REPRESENTATIONS - 5.1 Highway Services - No Highways Interest , 24-06-2016. - 5.2 Ramsey Commissioners - no objection. 26.07.16. - 5.3 DEFA Forestry Officer has raised some concerns about accessing the area to carry out the proposed works and the impacts that this could have on the trees in compacting the area. They ask that construction access be limited to access only from the west due to the existence of larger concrete pad and shorter distance to the area of works. 21.07.16.

6.0 ASSESSMENT - 6.1 Due to the location of the proposal at the rear the main consideration is the effect of the proposal on the main building and the space around it. The impact of this addition is considered to be relatively minor in terms of the existing building and the amenity of the surrounding area as the appearance of the site is not significantly changed to that which currently exists. - 6.2 In light of comments received from DEFA a condition requiring construction access from the west only is proposed to limit the impact on the trees in the vicinity.

6.2 As a result, it is concluded that the planning application does not conflict with General Policy 2 (b), (c) or (g) of the Isle of Man Strategic Plan 2016. - 7.0 RECOMMENDATION

7.1 On the basis of the above it is recommended that the planning application be approved. - 8.0 PARTY STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, 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) The Highways Services of the Department of Infrastructure; and
• (e) The local authority in whose district the land the subject of the application is situated.

As the Forestry Officer is within the same Department as the planning authority, they should not be afforded interested person status in this case.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 17.08.2016 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. Access for construction traffic shall be from the west only. Reason: To safeguard the the existing trees to be retained within the site.

This approval relates to drawing numbers 16/2529/01, 16/2529/05, 16/2529/06, 16/2529/07 and 16/2529/08 all date stamped received 3rd June 2016.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 17.08.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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