25 September 2024 · Delegated
Isle Of Man Education, Castle Rushen High School, Arbory Road, Castletown, Isle Of Man, IM9 1re
This retrospective application sought permission to replace a sports storage container positioned to the side of the football pitch at Castle Rushen High School in Castletown. The container sits beside the paved walkway connecting the school building to the sports grounds. The officer's report identified three main planning considerations: whether the facility was acceptable in principle, its visual impact on the surrounding area, and any effects on neighbouring properties. The site is not visible from any nearby highway, though bedroom windows on adjacent properties do have private views of the area. The application was approved by delegated decision on 25 September 2024, subject to two conditions.
The application was approved on a delegated basis. The key planning considerations were whether the facility was acceptable in principle, its effect on the visual character of the area, and any impact on neighbouring residents. The container is located next to the Astro Turf Pitch and is not visible from nearby roads, though it can be seen from bedroom windows of adjacent properties.
General Policy 2 - General Development Considerations
General Policy 2 - General Development Considerations.
General Policy 2: 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. 6.3 Development outside of areas zoned for development
Strategic Policy 1 - Efficient use of land and resources
Strategic Policy 1 - Efficient use of land and resources.
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
Strategic Policy 5 - Design and visual impact
Strategic Policy 5 - Design and visual impact
Strategic Policy 5: New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies. 4.4 Economy 4.4.1 The Spatial Strategy identifies the Major Employment Areas around the Island. While the majority of business and employment is focused around the Douglas Metropolitan Area, there are other major employment areas at Castletown, the Airport/Freeport, Peel, Ramsey and Jurby. The Department considers the distribution of employment areas provides a spread of employment opportunities around the Island. While recognising the opportunities for small scale local employment within existing centres it is considered new employment should, in the main, be concentrated within existing settlements or those major employment areas referred to in the Island Spatial Strategy and illustrated on the Key Diagram. Existing Local and new Area Plans will provide detailed boundar ies for these areas. From time to time Government may judge it appropriate to offer financial incentives to encourage economic activity or investment in particular parts of the Island.
Community Policy 5
Community Policy 5 - seeks that proposals to improve or extend the existing schools must have a particular regard to the potential for community use and the associated Open Space.
Community Policy 5: 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. 10.11 Community Health Care Facilities 10.11.1 Health care facilities such as nursing homes, residential homes, or training centres are usually sited within residential areas, but can generate activity and traffic which has detrimental effects on the amenity and character of these areas. The following policy is therefore adopted.
Community Policy 7 - Designing out criminal and anti-social behaviour
Community Policy 7 - Designing out criminal and anti-social behaviour.
Community Policy 7: The design of new development and the extension and refurbishment of existing buildings and development must, as far as is reasonably practical, pay due regard to existing best practice so as to help prevent criminal and anti-social behaviour. 10.12.2 The Isle of Man Constabulary has suggested that neighbourhood police stations, where the public can meet police officers, are needed to improve community safety. In the majority of cases these will need to be provided within existin g communities as opportunities arise. Consideration should be given to incorporating such facilities in larger new developments in association with other community facilities.
Environment Policy 22 - Impacts of development on amenity of nearby properties
Environment Policy 22 - Impacts of development on amenity of nearby properties.
Environment Policy 22: Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: i) pollution of sea, surface water or groundwater; ii) emissions of airborne pollutants; and iii) vibration, odour, noise or light pollution. 7.17.2 In addition to the above, changes in the activities associated with the current permitted use of land or a building, which in themselves do not constitute development and therefore do not require planning permission, can have an adverse impact on adjacent properties by virtue of noise, light or general disturbance. For example the addition of security lig hting on a property may cause light pollution affecting adjacent properties and the wider area. The introduction of new activities into established parks and recreation areas can have an impact on neighbours. In such cases the Department would advocate t he person or organisation considering the change to give careful consideration to the potential impact of such activity in terms of location, siting and design.
Condition 1
The sports storage container hereby approved shall be removed from the site within 4 years of the date of this notice. In the event that the structure is no longer used or required before the 4 year permission expires, then it shall be removed.
Condition 2
The external appearance/finish of the sports storage container shall be retained in its green finish. No new types of materials shall be added to the external elevations of the development. Reason: In the interests of the character and appearance of the site and surrounding area.
Creation of multi-sport synthetic pitch with lighting for school and community use at Castle Rushen High School
approved
Erection of temporary portacabin for office/store at regional synthetic pitch
approved
Continued approval for the siting of a portacabin in association with synthetic pitch
approved
Erection of 4m high ball court fencing to replace existing fencing
approved
Retention of existing portakabin adjacent to synthetic pitch
approved
Retention of portakabin to provide office/store/emergency base for synthetic pitch
approved