Planning Officer Report

Planning Officer Report And Recommendations {{table:17663}} {{table:17662}}

Officer's Report

Introduction

1. This application seeks permission to make alterations to an existing nursery building and to create an after school club facility by converting an extending an existing detached garage at a property located with in Ramsey.

The Site

1. The application site is the curtilage of Bonwick House, Lezayre Road, Ramsey. The property is a relatively large detached building set within a substantial plot located on the corner of Lezayre Road and Bircham Avenue. The existing garage is set to the north west of the dwelling. There is an existing access for vehicles from Lezayre Road.

The Proposal

1. This application seeks approval for to make alterations and extensions to the main building to improve the existing nursery and pre-school facilities and provide more space for the Ramsey Family Centre.

1. The proposal relating to the garage would result in its floor area being increased to allow the creation of an after school facility. This would have a main room for the club and ancillary rooms consisting of male and female toilets, a kitchen, store room and entrance lobby.

1. The opening times of the various facilities are set out on drawing 12/0033/04 as follows:

After School Club - 15.30 until 18.15 maximum occupancy 14 Nursery - 07.45 until 18.15 maximum occupancy 9 (babies) Pre-School - 07.45 until 18.15 maximum occupancy 16 (ages 2-4)

Development Plan Policies

1. The application site is located within an area that is designated as being Predominantly Residential by the Ramsey Local Plan. The site has permission to be used family centre (see planning history). However whilst the existing use is the lawful use of the site, it is not in compliance with the land use designation of the site. Notwithstanding this, General Policy 2 is

judged to contain relevant guidance which is helpful in the determination of this application. This 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;
• (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

1. The following previous planning applications are considered relevant to the determination of this proposal:

89/04037/C - Change of use from residential to family centre. Permitted. 04/02326/B - Placement of 2 mobile classrooms in existing garden. Permitted. 05/01170/B - Conversion of part of existing garage to toilets. Permitted. 06/00370/A - Approval in principle for the erection of a residential dwelling. Refused.

Representations

1. The Highways Division of the Department of Infrastructure recommend that this application be approved.

1. Ramsey Town Commissioners raise no objection to this application. They comment that the site is located close to the junction of Lezayre road and Bircham Avenue and there could be on-street parking during when people are dropped off and picked up.

1. The Environmental Health Officer of the Department of Environment, Food and Agriculture has provided comments stating that the premises must comply with the requirements of the Food Act 1996 and must be registered with the Department.

Assessment

1. The key issues to be assessed in the determination of this application are the impact of the proposal upon the amenity of the surrounding area and the impact of the proposal upon the amenity of adjacent properties.

1. The proposed extensions to the main building are judged to be generally acceptable. A pitched roof would be preferable to a flat roof dormer however in the context of the building and the site it is judged to be acceptable. The extensions to the existing garage would not result in the building becoming overly prominent within the streetsce.

1. The proposed use of the extended garage building as an after school club facility requires specific assessment in terms of potential impacts upon the amenity of neighbours. The site is large and the existing use of the building would seem to add support to this element of the proposal. Furthermore, the site is on a busy main road. The proposed hours of operation of the after school club included within the application of 15.30 until 18.15 with a maximum occupancy 14 would seem to be reasonable. They would not extend to anti-social times of the day so as to undermine the legitimate enjoyment of nearby properties. Provided that conditions are attached to control the use, the proposal is judged to be acceptable.

1. With regards to the comments regarding parking, the Highways Division has assessed the proposal and raises no objection.

Recommendation

1. Permit.

Party Status

1. The Local Authority is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d) granted Interested Party Status.

1. Accordingly the following parties are not granted Interested Party Status:

The Environmental Health Officer of the Department of Environment, Food and Agriculture does not raise matters that are material to the consideration of this application.

The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 19.04.2012

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 permission relates to the alterations and extension to main nursery building and conversion and extension of existing garage to provide an after school club facility, Bonwick House, Lezayre Road, Ramsey as shown by 12/0033/01, 12/0033/02, 12/0033/03, 12/0033/04 and 12/0033/05 all received 15th February 2012.

C 3.

The approved converted and extended garage must be used only as an after school club and may be used only between 1530hrs and 1815hrs Monday to Friday inclusive. For clarification, no approval is hereby granted to the use of the premises as an after school on Saturdays or Sundays or outside the times stated above.

C 4.

The occupancy of the building approved to be used as an after school club must not exceed 14.

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: 19-4-12

Determining officer (delete as appropriate)

Signed:	Signer
Anthony Holmes	Sarah Corlett
Senior Planning Officer	Senior Planning Officer
Signed:	Signed:
Michael Gallagher	Jennifer Chance
Director of Planning and Building Control	Development Control Manager