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The application seeks approval to change the use of a dwelling within the Conservation Area in Ramsey town centre into a child day care nursery and the creation of an additional pedestrian access from the dwelling.
The applicant has advised that the maximum number of children within the facility would be 32 and the facility would operate 08:00 till 18:00 Monday to Friday. They anticipate staff numbers to be a minimum of 2, rising to a maximum of 8 should the business develop. It is stated that the property has three car parking spaces available for staff within an attached garage.
The proposal was discussed with the applicant on site prior to the submission of the planning application. I recall advising that due to the location of the property I could foresee issues relating to
car parking and the dropping off and picking up of children. At that time I was unaware that it was intended to use part of the front garden for formal recreation activities.
A number of objections have been received in response to the application. Those objections can be summarised as safety concerns relating to the dropping off and picking up of children, inadequate car parking for the development, disturbance to existing residential properties and interference with current business operations within the area.
I would suggest that the consideration of the proposal is dependant on the suitability of the building to function as a child day care nursery in this particular location.
The three car parking spaces provided in associated with the property is probably sufficient, given the availability of car parking within acceptable walking distance, and not sufficient to form the basis for refusal. I do not consider that the operation of the nursery during the day would cause sufficient detrimental harm to the residential amenity of the surrounding properties to warrant refusal on such basis.
Car parking within the majority of the surrounding highway is prohibited by double yellow lines. I would suggest that this development would inevitably cause people to illegally park to the detriment of highway safety. I consider that this concern should form the first reason for refusal.
The proposed laying of rubber matting in the front garden area and its subsequent use for recreational activities raises concern. The reality of the use of this area may have significant safety implications that could eventually cause additional walling or fencing to be erected. As well as the safety concerns any additional walling or fencing could give rise to a negative impact on the character of the Conservation Area and the neighbouring Registered Building. Whilst not as strong as the first reason for refusal I consider that this concern should form the second reason for refusal.
Recommended Decision : Refused
Date of Recommendation : 26.10.2004
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1. By reason of location and the lack of available areas to drop off and pick up children the operation of the property as a child day care nursery is likely to increase the incidents of illegal parking within the area to the detriment of highway safety.
R 2. By reason of its location adjacent to a busy highway the Planning Committee considers that the use of the front garden area for formal child recreational activities is potentially dangerous and as such
unacceptable. Furthermore, there is concern that the actual use of this area may require the construction of additional walling or fencing, which may have a detrimental impact on the character of the Conservation Area and the setting of the neighbouring Registered Building.
Decision Made : ... Committee Meeting Date : ...
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