DEC Officer Report

Application No.: 19/00576/B Applicant: Department Of Education, Sport And Culture Proposal: Siting of a mobile classroom with associated steps and ramps in lower playground area Site Address: Scoill Yn Jubilee Laureston Avenue Douglas Isle Of Man IM2 3BR Planning Officer: Mr Nick Salt Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 01.07.2019 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. The mobile classroom hereby approved may remain on site until no later than 31st July

1. After this date the area shall be returned to its previous condition and the mobile classroom removed from the site.

Reason: To ensure that the temporary school space provision does not become a permanent fixture on the site or a long-term solution, and to ensure that current educational needs are met.

• C 2. Prior to the occupation of the mobile classroom hereby approved, the 'play equipment' shown on drawing 1756 57 P02 shall be relocated within the school grounds and accessible to the pupils of the school. Reason: To ensure the continued provision of outdoor play resources for the pupils.

Plans/Drawings/Information; This decision relates to the following plans and drawings:

• 1756 57 P01 - Location Plan, Elevations, Site Plan and floor plan as proposed Date stamped received on 20th May 2019.
• 1756 57 P02 - Part site plan as existing

Date stamped received on 30th May 2019. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The site is the curtilage of Scoill Yn Jubilee, Laureston Avenue, Douglas. The application site is a primary school within a predominantly residential area of the town. - 1.2 The main school building fronts onto Laureston Avenue, with a large hard surface playground area at the rear on Palatine Road. To the south east of the site there is a stepped down area of hard surfacing - a smaller playground- accessible from the main area via steps, this runs adjacent to a lane between Laureston Avenue and Palatine Road, running parallel with the rear of houses on Murrays Road.

2.0 THE PROPOSAL - 2.1 Proposed is the erection of a new 68.1m2 mobile classroom in the existing lower playground area. Between the school building and the entrance from Palatine Road and running parallel to the lane to the rear of the Murrays Road houses. - 2.2 There would be two access points to the building, with a ramp to the east (school side) and steps to the west (entrance side). The building itself is shown in the elevation plans as being of a temporary clad structure, with windows to the front and rear elevations (the access sides) and a single upper level window on the elevation adjacent to the boundary. - 2.3 The play equipment located in this area of the playground will be relocated - it is not specified where to.

- 3.0 PLANNING HISTORY

3.1 There have been a number of past planning applications on the school site. The most relevant are the following: - 3.2 18/01198/B was approved for the removal of existing deck footbridge and steps within playground area and installation of deck ramps, landings, steps and footbridge, along with door and window alteration, to provide wheelchair access to upper playground and school building at first floor level. - 3.3 There was a previously existing, smaller, mobile classroom in the location of the one currently proposed, approved via 00/00150/B. This mobile has now been removed but was shown in situ as recently as in 2010 Google imagery.

- 4.0 PLANNING POLICY

4.1 The application site is within an area designated as a Primary School as zoned in the Douglas Local Plan 1998. - 4.2 Therefore, in terms of policy it is important to consider General Policy 2 of the Isle of Man Strategic Plan 2016 in the assessment of this application. General Policy 2 states (in part);

"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:

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; (g) does not affect adversely the amenity of local residents or the character of the locality; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them."

4.3 Further, Community Policy 5 is of relevance due to the nature of the site: "Permission will generally be given for proposals to improve or extend existing schools and institutions of higher education and to build new schools, subject to their being sited and designed in accordance with the other policies of this plan, having particular regard to the potential for community use of the buildings and the associated Open Space." - 4.4 Additionally, regard in this instance must be had to Planning Circular 1/91: Provision for Disabled People, which states: "The built environment should be convenient for use by disabled people"

"(5) Approach to Buildings: The approach to at least one entrance of a building from the adjacent street and from any parking area should be level or ramped. The gradient of any ramp should not exceed 1:12, and should preferably be no more than 1:15. The design of the approach, the entrance doors, and any porch or lobby should be in accordance with paragraph 6 of BS 5810."

- 5.0 REPRESENTATIONS

5.1 Douglas Borough Council have no objections to the proposal (14.06.19). - 5.2 DoI Highway Services do not oppose the application (21.06.19).

- 6.0 ASSESSMENT

6.1 The principle of the proposal is acceptable as it involves the provision of additional school capacity on a designation school site. The key considerations in the determination of this application are therefore:

• o The need for the proposal
• o The location and scale of the proposal and its visual impact
• o Access and amenity for pupils

6.2 The need for the proposal

• 6.2.1 The mobile classroom proposal has not been accompanied by any written justification for its need although it is considered likely that an increased classroom capacity is needed, which, in accordance with Community Policy 5 of the IOMSP, is generally permissible subject to other concerns assessed below. The applicant has stated that there is a desire to have the mobile classroom for 10 years, this is considered above and beyond what could be classed as current or near-future need and a condition should ensure that any approval is granted for approximately 5 years. If the need in considered to remain at that point, and no proposal for alternative arrangements are forthcoming, an extension via an application to alter such a condition could be submitted.

6.3 The location and scale of the proposal

• 6.3.1 The proposal is ancillary to the use of the school, is within the school grounds and is not regarded to have any potential impact on neighbours or general amenity in the surrounding area due to its small size and the lack of any windows which would provide views between the inside of the classroom and the neighbouring dwellings.

• 6.3.2 That there was a mobile in this location in past years, further reduces the likely impact of the proposed. The visual impact is expected to be low, mobile classrooms of a modest size such as this one are not unusual features within school grounds, it is considered that there would be no significant adverse impact on the quality of the street scene and that the proposal accords with General Policy 2 in that respect.

6.4 Access and amenity for pupils

• 6.4.1 The mobile classroom would provide additional teaching space at the cost of a reduction in outdoor play area and facilities for pupils of the school. On balance it is considered that this decision has been taken by the school to best meet their requirements, and whilst the reduction in play space is unwelcome, it is not a sufficient concern so as to warrant a reason for refusal. The relocation of the play equipment should be addressed via a planning condition.

• 6.4.2 In terms of access, there would be two points of exist and entry, including a ramp at the school facing side for disabled access. This is considered to be in accordance with Planning Circular 1/91.

- 7.0 CONCLUSION

7.1 For the above reasons the proposal is considered to comply with the Douglas Local Plan, General Policy 2 and Community Policy of the Isle of Man Strategic Plan 2016, and Planning Circular 1/91. It is therefore considered acceptable and recommended for approval. - 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), 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) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 8.2 The decision maker must determine:

• o Whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o Whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 04.07.2019 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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