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| Application No.: | 13/91206/B |
| Applicant: | Department Of Education And Children |
| Proposal: | Creation of a horticultural / agricultural project area including the erection of fencing, changing rooms, tool store and polytunnel |
| Site Address: | Land At Iom College Of Further Education Homefield Road Douglas Isle Of Man |
1.1 The application site is a parcel of land equating to less than 0.3 acres that directly abuts the south west boundary of the Isle of Man College in Douglas. To the south east of the application site is Willaston School and directly to the rear of the site are a row of properties; Nos. 25 - 37 School Road.
1.2 There is no built development on the application site.
2.1 The planning application seeks approval for the creation of a horticultural/agricultural project area including the erection of fencing, changing room block, tool store and polytunnel.
2.2 The proposed fencing would be erected along the northern and south western boundary of the site and would measure no more than 2.4 metres in height. The fencing would be galvanised and polyester powder coated and painted green.
2.3 The proposed changing room block would comprise two changing rooms, three shower areas and two toilet areas. The proposed changing room block would have a depth of just less than 3.1 metres, length of just less than 9.8 metres and a maximum height of 2.9 metres. The building would be prefabricated and would comprise a timber ramp with a 900mm high timber handrail and balustrade on both sides of the ramp leading to and from the block.
2.4 The proposed tool store would be placed on a concrete base and would be constructed of galvanised metal and would measure just less than 3.6 meters wide with a depth of just less than 2.5 metres and height of just less than 2.2 meters and would be placed on a concrete base.
2.5 The proposed polytunnel would have an overall length of just less than 14.7 meters, width of just less than 7.4 metres and maximum height of 3.1 metres.
| Case Officer : | Miss Melissa McKnight |
| Photo Taken : | 11.11.2013 |
| Site Visit : | 11.11.2013 |
| Expected Decision Level : | Officer Delegation |
2.6 All buildings would be located to the north and north eastern part of the application site with growing beds filling the north western, south western and southern area of the site. 2.7 Also proposed is the planting of new screening along the north and north east, east, south east, south and south western boundary of the site.
NB: Section 18. b) of the Application for Planning Approval form which relates to the lopping or felling of trees has been marked that there are trees to be lopped or felled as a result of the proposed works. It has been confirmed by the applicant that this is a mistake and no trees within the site or within proximity of the site are to be lopped or felled.
3.1 The Isle of Man College has been the subject of a number of previous planning applications, six of which are considered specifically relevant to the assessment of this current planning application given the level and nature of development proposed:
PA 13/00662/B: Refurbishment works to existing construction craft block including the erection of a covered shelter, a canopy and an oil tank enclosure and various window and door alterations to building.
PA 12/00640/B: Erection of a two storey extension with revised road and parking layout. PA 09/00145/A: Phased development and expansion of the IOM College including construction of a link road to, and buildings on, the former Glencrutchery Special School site; land occupied by the Isle of Man College and by former Glencrutchery Special School, and land linking the two to each other and to Greenfield Road, Homefield/Greenfield Road.
PA 01/00415/B: Extension to Joinery Workshop. PA 97/01113/B: Erection of student common room. PA 95/01121/B: Extension to workshop. 3.2 Radcliffe Villas, located 400+ metres south east of the application, was granted approval in principle for the erection of a polytunnel and horticultural unit in 1996 under 96/00900/A. 3.3 Rushen Primary School was granted planning permission for the erection of a polytunnel under 12/00508/B in 2012.
4.1 The application site is zoned as Education under the Isle of Man Planning Scheme (Douglas Local Plan) Order 1998 Map No. 3 (North). 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application: "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;
Environment Policy 17 states: "The development of buildings and other facilities associated with nurseries and market gardens will only be permitted where: a) any built development is of a scale, form, design and material in keeping with the character of its surroundings; b) any development does not unacceptably affect residential amenity or local highway conditions; c) there is no adverse impact on the character or appearance of the area or a requirement for significant highway alterations; and d) if appropriate, those buildings are erected away from public highways and are screened from public gaze."
Community Policy 5 states: "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."
5.1 Douglas Borough Council has no objection to the current planning application to the current planning application. 5.2 The Department of Infrastructure Highways Division does not oppose the current planning application. 5.3 The Manx Electricity Authority (M.E.A.) have made a representation advising that there are Underground Cables/Overhead Lines present in the area and the M.E.A. should be contacted to discuss working practices around Cables and Overhead Lines. 5.4 A representation has been received from the owner and/or occupier of No. 35 School Road as a response from a letter sent from the Planning Authority. The representation cited
concerns about the removal of tree 17 and the possible extension of the proposed screening along the southern boundary of the site.
NB: The original submission of the planning application only proposed additional screening along a section of the northern, north eastern/east and south eastern boundary. The original plans also detailed the polytunnel to be erected directly adjacent to the rear of No. 33 and 35 School Road. Amended plans show the relocation of all built development and the planting of an extended boundary as outlined under Section 2.0 of this report.
6.1 Given the nature of the planning application and the level and scale of development proposed, it is imperative to assess the impacts of the proposed development on the visual amenity as viewed from the public thoroughfare and the impacts of the proposal on the residential amenity of the residents of Nos. 25 - 43 School Road. It is also essential to consider the impacts of the development on the use and service provided by the Isle of Man College. 6.2 The application site directly adjoins the rear of the Nos. 25 to 37 School Road with the nearest part of any built structure located 12.8 metres from the rear of No. 33 School Road. All structures would be within a radius of 23 metres from the rear of the abovementioned properties. It is also important to mention that the application site is set slightly lower that some of the properties of School Road and therefore the impact of built development would not be as great should the site be at the same level as some of the rear gardens. 6.3 A letter from the Planning Authority was sent to the owners and/or occupiers of No. 25 to 37 School Road informing them of the development proposed and requesting their views regarding the proposal. One representation was received from the owner and/or occupier of No. 35 School Road regarding tree 17 and the possible extension of the new planting to the southern boundary of the site. Tree 17 would remain in situ and would not be removed even though No. 35 School Road would be favourable of its removal. Under amended plans submitted, it is now proposed to create a new screen planting boundary along the southern part of the site in its entirety which would be created along the rear of No. 25 to 33's boundary. 6.4 There were no other written representations received. The plans have been amended to locate the proposed built structures to the northern part of the site and have the growing beds to the western and southern part of the site. The new proposed screening would provide a level of screening to reduce the impact of built development and would also provide a degree of privacy to the adjacent residents when the area was being used by the Isle of Man College. 6.5 Nonetheless, the area is utilised by the Isle of Man College and it is not uncommon for similar structures and buildings to be located within the grounds of a school or building for learning. It is considered the proposal, whilst apparent from public view, would be acceptable and would not have a detrimental impact upon the amenities of Nos. 25 - 33 School Road. The proposed buildings and use of the site would be used in a charitable manner ancillary to the Isle of Man College. 6.6 What is proposed under this scheme would add an additional facility, which is fundamental to education learning on the Island and would play an important role in improving the development of the users of the Isle of Man College. This has been made evident at Project 21, where there is a similar scheme, and also at Ramsey Grammar School which has proved beneficial in assisting with a number of lessons and courses.
6.7 The proposal is very beneficial for the development of the Isle of Man College and services that can be provided. It is understood that the area would be constructed and developed by the students which in itself would enable learning development and core skills appropriate to courses being undertaken at the Isle of Man College. 6.8 In addition, the proposed development would make efficient use of an existing site which is part of The Isle of Man College complex as well as offering a use to Willaston School. 6.9 Overall it is concluded that the planning application does accord with the provisions of General Policy 2, Environment Policy 17 and Community Policy 5 of the Isle of Man Strategic Plan 2007.
7.1 It is recommended that the planning application be permitted.
8.1 The local authority, Douglas Borough Council, is by virtue of the Town and Country Planning (Development Procedure) (No. 2) Order 2013, paragraph 6 (5)(e), considered "interested persons" and as such should be afforded party status. 8.2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) (No. 2) Order 2013 paragraph 6 (4)(d). 8.3 It is considered that the following parties that made representations to the planning application should be afforded interested party status:
The owner and/or occupier of No. 35 School Road, immediately adjacent to the application site.
Recommended Decision: Permitted
Date of 14.01.2014
Recommendation:
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. The development hereby permitted shall not be carried out except in full accordance with the following plans drg no 003,004 and 005 received on 11th October 2013 and drg no 001 rev A and 002 rev a received on 17th December 2013.
C 3. No development shall take place until there has been submitted to and approved by the Planning Department a detailed drawing showing the proposed new planting along the south/south west and north east boundary which shall include indications of all existing trees and hedgerows on the land, and details of any to be retained, together with measures for their protection in the course of development.
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : Determining officer (delete as appropriate) Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control
Signed : Sarah Corlett Senior Planning Officer Signed : Jennifer Chance Development Control Manager
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