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Application No.: 25/90195/B Applicant: Department Of Education, Sports And Culture Proposal: Siting of a new mobile classroom containing two classrooms and toilet facilities to replace existing Community Hub mobile units (amendments to 24/00555/B) Site Address: Ballasalla School Douglas Road Ballasalla Isle Of Man IM9 2LA Senior Planning Officer: Jason Singleton Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 02.04.2025 _________________________________________________________________
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason.
While the addition of mobile classrooms is not considered to have most beneficial impact on the streetscene or the provision of school services, as it is required to meet needs of the school intake and on balance it is considered that the proposal is acceptable to meet those needs and would be in accordance with the provisions of policies GEN2; Community Policy 2; Environment Policies 22 iii) and 23; and, Transport policies T4 and T7, all as outlined in the Isle of Man Strategic Plan (2016).
Plans/Drawings/Information; This decision relates to drawings and supporting information received on 24th February 2025.
_________________________________________________________________ Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: Malew Commissioners - no objection DOI Highways Services - no objection
_________________________________________________________________ Officer’s Report
THE APPLICATION IS BROUGHT BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF THE PRINCIPAL PLANNER
1.0 THE SITE - 1.1 The application site comprises part of the curtilage of Ballasalla Primary School, Douglas Road, Ballasalla. The site is located on the northern side of Douglas Road and southeast of Ballasalla Primary School, which is a large detached single storey building. Otherwise, the surroundings are predominantly residential. - 1.2 This part of the site is the enclosed area of the school yard used to house the Ballasalla community cabin units, located to the south of the main school buildings. The application site can be accessed via a gate from the secure play yard or a pedestrian gate in the metal fencing forming the boundary between the school grounds and public footpath to the gable of 1 Glashen Terrace (latter would be secured).
2.0 THE PROPOSAL - 2.1 Siting of a new mobile classroom containing two classrooms and toilet facilities to replace existing Community Hub mobile units (amendments to 24/00555/B). - 2.2 This application is within a different location to the previously approved (24/00555/B) site that was located to the south west former of the site. This proposal is located approx. 80m away to the south east corner of the site and would seek to replace the existing mobile classroom on site. - 2.3 The proposal seeks the removal of the "community cabins" portakabin type structure and in its place he installation of a double 'portakabin type' mobile classroom structure containing two separate classrooms and toilet facilities. This structure would measure 15m x 10m with three points of access and a disabled or mobility ramp leading up to the north west elevation. The structure would be finished in a grey colour. - 2.4 The agent notes; "This application replaces the previously approved single mobile (which has not yet been placed). The double mobile will provide a useable space for pupils who require quiet, supportive spaces away from the classroom environment. Therefore, the school will utilise the double mobile classroom as a breakout area to support pupils needs. Given the rising number on roll and the specific needs within the school, a double mobile classroom is deemed necessary rather than a single one". - 2.5 The proposal is submitted as a permanent building and not on a temporary basis.
3.0 PLANNING POLICY - 3.1 The application site is within an area recognised as being an area of "Primary School" as shown on Area Plan for the South (2013) Map 4 'Ballasalla'. The site is not within a Conservation Area and there are no registered trees on site nor is it within an area of flood risk. - 3.2 It is appropriate to consider the following planning policies from the Isle of Man Strategic Plan 2016; Strategic Policy
2 - (b,c,g) - General development considerations
4.0 PLANNING HISTORY - 4.1 24/00553/B - Provision of mobile classroom containing one classroom and toilet facilities. Approved.
5.0 REPRESENTATIONS (in brief - full reps can be read online) Statutory Consultations - 5.1 Malew Parish Commissioners - Do not object (07/03/25) - 5.2 Highways Services - Do not object (30/03/25) "Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the proposals are a similar size to application 24/00555/B which was approved last year and therefore the traffic and parking impact would be similar". Public Representations - 5.3 None.
6.0 ASSESSMENT - 6.1 The proposed mobile classrooms are modest in scale in terms of size and height in relation to the adjacent main school building. The classrooms would be partially screened from the highway to the south (Douglas Road) with the existing boundary fencing and trees with only glimpsing views being apparent when passing. In any case, the proposals would likely be read in the context of the wider school campus, and therefore would not detract from the visual amenities of its immediate surroundings. - 6.2 It is noted the applicants statement this accommodation provision would provide a solution to offer a more; "useable space for pupils who require quiet, supportive spaces away from the classroom environment. Therefore, the school will utilise the double mobile classroom as a breakout area to support pupils needs". As such, the use would be intrinsically linked to the nature of the site for educational uses and the use of the main school building. While not the preferred option in this instance given the proposed use where more permanent solutions should be found rather than relying on temporary structurers, the proposals are therefore considered to be acceptable for the proposed use and the general appearance from a design and visual impact perspective would be in compliance with General Policy 2 (b) & (c) of the Strategic Plan. - 6.3 Given the siting of the proposal and being detached from any immediate residential properties, the proposals are considered acceptable to not result in any loss of privacy or overlooking from the building or its inherent use for academia, in compliance with General Policy 2 (g) of the Strategic Plan. No concerns have been raised by Highway Services, with the proposals not considered to result in a material impact on highway safety or parking requirements for the school.
7.0 CONCLUSION - 7.1 The proposed mobile classrooms are considered to be acceptable by meeting the needs of the school to provide additional on-site teaching facilities, without detriment to the visual amenities of the locality, the amenities of surrounding residential properties or the safety and convenience of the local highway network. The proposals are deemed compliant with General Policy 2 of the Strategic Plan (2016), and therefore recommended for approval.
8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE - 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to:
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made: Permitted Date: 28.04.2025 Signed : Presenting Officer
Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/customers and archive record.
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