9 July 2018 · Committee
Lezayre Church Hall, Lezayre Church Road, Churchtown, Ramsey, Isle Of Man, IM7 2an
This application sought permission to use Lezayre Church Hall in Churchtown, Ramsey as a children's day nursery in addition to its existing use, along with the erection of timber fencing to create a secure outdoor area for children. The hall is a detached building situated between Lezayre Road to the north and the Churchtown Loop Road to the south, with an associated car park to the south of the building. During the application process, amended drawings were submitted showing fencing and a gate to address the case officer's initial concerns. The main planning issues examined were whether the additional nursery use was acceptable in principle, whether highway safety and parking could be satisfactorily managed, and whether neighbouring properties would be adversely affected. The application was approved by the Committee on 9 July 2018, subject to five conditions.
The Department of Environment, Food and Agriculture approved the application. The key planning issues considered were whether the additional use of the hall as a nursery was acceptable in principle, whether highway safety and parking could be adequately managed, and whether neighbouring amenities would be affected. Amended drawings showing fencing and a gate were submitted during the process to address concerns raised.
promote the best use of resources by optimising the use of previously developed land, unused and under-used land and buildings
it is not considered the principle is unacceptable and would meet the aims of Strategic Policy 1
Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under -used land and buildings, and re - using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space (1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services. 4.2.2 In pursuance of (c) abo ve, the Department will, when formulating its programme for the preparation of new Area Plans, have particular regard to: (a) the availability of mains drainage connected to IRIS or other mains systems; (b) securing the future viability of rural primary schools; (c) the public investment in the Island's highway, bus, railway and tramway networks; (d) the provision and availability of water; and (e) community facilities. 4.3 Environment 4.3.1
development (including the change of use of existing premises) which results in the loss of a local community facility
it is not considered the principle is unacceptable and would meet the aims of Strategic Policy 1, Community Policy 3
Community Policy 3: Development (including the change of use of existing premises) which results in the loss of a local community facility (other than shops and public houses) will only be permitted if it can be demonstrated that it is no longer practical or desirable to use the facility for its existing use or another use likely to benefit the local community. 10.8 Retention of Existing Local Shops and Public Houses The loss of facilities such as neighbourhood shops in towns and or village shops and public houses reduces customer choice and can also necessitate people travelling further to meet their needs. This is a particular problem in rural areas where village sh ops, post offices and public houses can be central to village life. It would be preferable to retain viable facilities, or those that can be made viable and where a change of use or re -development is proposed developers will be expected to show evidence o f attempts to market the property as a business in these areas.
protect facilities that is or has the potential to be of recreational or amenity value to the community
it is not considered the principle is unacceptable and would meet the aims of Strategic Policy 1, Community Policy 3 and Recreation Policy 2
Recreation Policy 2: Development which would adversely affect, or result in the loss of Open Space or a recreation facility that is or has the potential to be, of recreational or amenity value to the community will not be permitted except in the following circumstances: (a) where alternative provision of equivalent community benefit and of equivalent or better accessibility is made available; and (b) where there would be an overall com munity gain from the development, and the particular loss of the open space or recreation facility would have no significant unacceptable effect on local open space or recreation provision or on the character or amenity of the area. 10.3.6 In the case of residential developments for 10 or more dwellings, the Department proposes to adopt the following general standards (which refer to the area required per 1000 head of population): Recreational Open Space Sports Pitches 1.8 ha Children's Play Space 0.6 ha Amenity Space 0.8 ha 10.3.7 These general standards will be applied having regard to the following circumstances: (i) the size, type, and particular needs of the resident population in question; (ii) the needs of visitors to the area; and (iii) the proximity and availability of existing Open Space, including the foreshore, public glens and parks, and school fields which may be available for public use outside of school hours. More detail is set out in Appendix 6. 10.3.8 The Department has therefore adopted the following policy such as to plan positively for the provision of well-designed recreational and amenity space.
existing highways which serve any new development to be capable of accommodating the vehicle and pedestrian journeys generated by that development
Transport Policy 4: The new and existing highways which serve any n ew development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan. 11.3.2 Notwithstanding policies within this plan which encourage travel by means other than private car it is anticipated that the number of vehicles using the Island's roads will continue to increase. This increase in demand is likely to lead to a greater need for road impro vements in order that travel can take place in a safe, effective, and environmentally acceptable manner. The Department of Transport will continue to assess the need for such improvements to public highways and undertake works where appropriate, with much of the improvement within existing roads carried out under the provisions of the Town and Country Planning (Permitted Development) Order2005. The need for improvements to the Island's highway network must be balanced against the environmental objectives of this plan.
parking provision to be in accordance with the Department's current standards
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
The maximum number of children attending the building at any one time shall not exceed thirty two.
Condition 3
Prior to the operation of the nursery all fencing/field gate which are required to be painted in a dark green/brown colour and are required to be erected/installed as shown on submitted drawings LCH-PA-01 received 11.05.18 and "Site Plan" received on 12.06.18 and retained thereafter.
Condition 4
No nursery customers (children or parents) shall remain in the building outside the following hours 0745hrs till 1830hrs.
Condition 5
The "field gate" as required to be installed under Condition 3 shall be locked during the operation of the Nursery.
