Planning Officer Report

Planning Officer Report And Recommendations {{table:21256}}

Officer's Report

The Application Site

1. The application site comprises the curtilage of Ramsey Town Hall, which is located at the western end of Parliament Street in Ramsey.

The Proposal

1. The proposal comprises the creation of two additional parking spaces and new vehicular access onto Derby Road, and the installation of security gates and new access doorway within the Town Hall building.

Planning History

1. Whilst the application site has been the subject of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application.

Planning Policy

1. In terms of local plan policy, the application site is located within a wider area of land that is designated as mixed use (town centre) under the Ramsey Local Plan Order 1998. There are no policies with Planning Circular 2/99, the written statement that accompanies the local plan, considered specifically material to the assessment of this current planning application.

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is 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;
• (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."

Representations

1. Ramsey Town Commissioners have no objection to the planning application.
2. The Department of Infrastructure Highways Division do not oppose the planning application. They state that a submitted amended drawing meets relevant highways standards and policies.

Assessment

1. Whilst both are connected to the use of the site by the Police the planning application comprises two separate elements that can be assessed as such. The proposed installation of security gates and new access doorway within the Town Hall building are considered to be a relatively modest form of development that does not unduly affect public amenity, private amenity, highway safety or any other obvious material planning consideration.
2. It is understood that the two additional parking spaces and new vehicular access onto Derby Road are intended to be used for the parking of police vehicles to allow quick access onto Derby Road to provide quick response times to incidents. The two key issues to consider in respect of this element of the proposed development are the impact on public amenity and the impact on highway safety. In respect of impact on public amenity it can be seen that the proposal does result in the loss of an area of greenery around the perimeter of the public car park. However, it is concluded that this loss is acceptable and not sufficient grounds for refusal of the planning application. As for impact on highway safety, following the submission of an amended drawing detailing visibility it has been resolved that the proposal meets the relevant standards of the Highways Division and is therefore concluded to be acceptable.

Recommendation

1. It is recommended that the planning application be approved.

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Ramsey Town Commissioners.

1. It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Department of Infrastructure.

Recommendation
Recommended Decision:	Permitted
Date of Recommendation:	20.09.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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 drawing no.s 03, 04, 05, 06 and 07 date stamped the 4th July 2012 and drawing no.s 08 and 09 date stamped the 29th August 2012.

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 : 24.9.12

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