Officer Report

Application No.: 15/01277/B Applicant: Department Of Education And Children Proposal: Erection of a replacement detached green house Site Address: Ramsey Grammar School West Building Lezayre Road Ramsey Isle Of Man IM8 2RG Case Officer : Mr Chris Balmer Photo Taken: 01.12.2015 Site Visit: 01.12.2015 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:

• (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."

3.0 PLANNING HISTORY - 3.1 There are a number of previous planning applications, however none of which is considered relevant in the assessment and determination of this application.

4.0 PROPOSAL - 4.1 The application seeks approval for the erection of a replacement detached green house. The proposal would have a length of 12.5 metres, a width of 3.5 metres and a height of 2.7 metres.

5.0 REPRESENTATIONS - 5.1 Highway Services have no objection (received on 26.11.2015).

6.0 ASSESSMENT - 6.1 The main considerations is whether the proposal would have a significant impact upon the residentially amenities of the neighbouring amenities. Overall, given its distance from neighbouring properties; the mass of development facing the neighbouring properties would be reduced and due to the size, height and glazing finish of the green house, the proposal would not significant affect amenities to warrant a refusal.

7.0 RECOMMENDATION - 7.1 It is recommended that the planning application be approved on the planning policy grounds that the proposed development would be acceptable to the Isle of Man Strategic Plan (June 2007) General Policy 2.

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.

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: 21.12.2015 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.

This approval relates to drawings reference numbers 15/2495/01, 15/2495/02 and 15/2495/03 all received on 23rd November 2015.

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: 23.12.2015 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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