Alterations to form access ramp and new rear entrance door to Library area
Site Address:
St Ninians High School
Ballaquayle Road
Douglas
Isle Of Man
IM2 5RA
Officer's Report
The Application Site
The application site relates to St. Ninian's High School, Ballaquayle Road, Douglas. The proposal relates to an internal courtyard area next to Somerset Road on the east side of the campus.
The Proposal
The application seeks planning approval for the erection of an access ramp and new rear entrance door to the library.
Planning History
There are no previous decisions of special relevance to the current application. There have been various approvals for new doors and access ramps at the school but each application must be judged on its own individual merits.
Planning Policy
The Douglas Local Plan 1998 identifies the school as being a civic building (secondary school).
The following policies in the Isle of Man Strategic Plan 2007 are considered relevant:
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;
Case Officer:
Mr Edward Baker
Photo Taken:
Site Visit:
18.06.2014
Expected Decision Level:
Officer Delegation
(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.
Douglas Borough Council - no objection.
Highways Service - no objection.
The proposed access ramp would provide access for disabled to the rear of the library. The space is mostly within an internal courtyard although there would be limited views through an archway from Somerset Road. The design of the ramp and alterations to the door is considered wholly acceptable. They would have a very limited impact on the character and appearance of the area, which would be preserved. There would be no other adverse planning impacts.
It is recommended that the application is approved.
The local authority, Douglas Borough Council, is by virtue of the Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.
The Highways Service is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4) d.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 11.07.2014
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to Drawing Numbers SC1320/P/10-00 (site location plan) and SC1320/P/10-10 (proposed) received on 28 May 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted Date : 15.7.14
Determining officer (delete as appropriate)
Signed : S2000uH Chris Balmer Senior Planning Officer
Signed : S2000uH Michael Gallagher Director of Planning and Building Control
Signed : S2000uH Jennifer Chance Head of Development Management
Case Officer:
Mr Edward Baker
Photo Taken:
Site Visit:
18.06.2014
Expected Decision Level:
Officer Delegation
Officer's Report
The Application Site
The application site relates to St. Ninian's High School, Ballaquayle Road, Douglas. The proposal relates to an internal courtyard area next to Somerset Road on the east side of the campus.
The Proposal
The application seeks planning approval for the erection of an access ramp and new rear entrance door to the library.
Planning History
There are no previous decisions of special relevance to the current application. There have been various approvals for new doors and access ramps at the school but each application must be judged on its own individual merits.
Planning Policy
The Douglas Local Plan 1998 identifies the school as being a civic building (secondary school).
The following policies in the Isle of Man Strategic Plan 2007 are considered relevant:
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;
Application No.:
14/00662/B
Applicant:
Department Of Education & Children
Proposal:
Alterations to form access ramp and new rear entrance door to Library area
Site Address:
St Ninians High School
Ballaquayle Road
Douglas
Isle Of Man
IM2 5RA
(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.
Douglas Borough Council - no objection.
Highways Service - no objection.
The proposed access ramp would provide disabled access to the rear of the library. The space is mostly within an internal courtyard although there would be limited views through an archway from Somerset Road. The design of the ramp and alterations to the door is considered wholly acceptable. They would have a very limited impact on the character and appearance of the area, which would be preserved. There would be no other adverse planning impacts.
It is recommended that the application is approved.
The local authority, Douglas Borough Council, is by virtue of the Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.
The Highways Service is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4) d.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 11.07.2014
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to Drawing Numbers SC1320/P/10-00 (site location plan) and SC1320/P/10-10 (proposed) received on 28 May 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted Date : ...
Determining officer (delete as appropriate)
Signed : ... Chris Balmer
Senior Planning Officer
Signed : ... Michael Gallagher
Director of Planning and Building Control
Signed : ... Jennifer Chance
Head of Development Management
Copyright in submitted documents remains with their authors. Request removal
Source & Provenance
Official reference
14/00662/B
Source authority
Isle of Man Government Planning & Building Control
