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The site represents King William's College and its associated grounds, including the chapel, sports facilities and residential accommodation. The site stretches between the Castletown Road (A5) to the north west to the Derbyhaven Road (A12) to the south. Vehicular access to the site is from the A5 along a straight driveway to the central core of buildings.
The site lies within an area designated on the Castletown Local Plan of 1991 as "King William's College" which is shaded in pink and covers the extent of the existing built development. The remainder of the site is shaded in green and is annotated as "College Playing Fields". The Department commenced the preparation of a revised plan for Castletown and in the Area Plan of 2001 the entire site is designated as Education.
The site has had a history of planning applications for alterations and extensions to the buildings and the provision of new facilities - all permitted (see attached).
Proposed here is the provision of additional music, art and drama facilities. There is existing accommodation for these disciplines but these offer limited space and dated facilities. Art is split between three locations, drama shares its facilities with assembly. In addition, administration facilities and visitor waiting facilities are limited in size and comfort. It is as such proposed to re-arrange the existing facilities and erect a new centre for the above facilities together with new residential accommodation in the form of seven en-suite bedrooms which will be suitable for disabled persons for whom the existing facilities are not specifically designed. Also proposed is the relocation of the tennis courts to provide additional car parking.
The new built development takes the form of:
an extension to the left (north) of the main block to provide a new administration block a new performing arts centre to the north of this between two existing classroom blocks conversion of the tennis courts to car parking to the west of the new performing arts building
The two existing classroom blocks will be retained and the performing arts building built between them attached to them. The administration extension will add a further 13m to the width of the main building. The existing roadway will be diverted around the new extension. 40 new parking spaces will be created on the former tennis courts with four of these spaces suitable for use by disabled persons. A number of trees will be removed to make way for the performing arts facility. New tennis courts are shown further down the drive towards the Castletown Road but this is not part of this present application.
The admin extension continues the rather plain, flat roofed form of the more recent extension to the main block although with curved headed windows and an eaves level slightly lower than that of the adjoining block. A series of flat canopies (a little like those found on petrol filling stations) are proposed to link this with the existing classroom and new performing arts block to the north. No information is provided in respect of this element of the scheme. The building to which the admin block will be attached is Registered (RB 185).
New performing arts block is low, horizontally proportioned and single storey. There will be metallic cladding in parts with rendered blockwork with timber or timber effect windows (I am not sure what "timber effect" actually means). The buildings to which this new block will be attached are not Registered: neither is the tennis court area.
CONSERVATION OFFICER'S SUPPLEMENTARY REPORT:
I have considered the content of the application with particular consideration to Policy RB/5 Alterations and Extensions to a Registered Building as set out in Planning Policy Statement 1/01.
The Main Block of King Williams is part of the Registration, whilst the out lying buildings, which form the area of the Performance Arts Centre application, are not. Of consideration, is the impact of the Performance Arts Centre and the new Administration Block on the setting of the Registered Building.
The scheme as commented on, is re-designed following considerable consultation between the applicant, Planning Officer and the Conservation Officer.
The proposed Administration Block is set back to minimise the impact of the proposal on the registered structure to which it is linked via a glazed section, further emphasising the addition of the new build to the Registered Building. In terms of its overall height and massing, the proposal matches that of the more recent extensions to the main block.
The proposal draws precedent for its window rhythms and patterns from the North Elevation of the Library Block with which it abuts. The Side Elevation is sub-divided and glazed thus creating and emphasising the entrance to the new block. The proposed external finish is smooth rendered unlike the registered building which is lined and ruled out in a blockwork pattern. This sets the new works out as different to the existing. The intention is for a very 'clean' finish to the proposed. To this effect, the applicant assures us that rainwater pipes will be internal as not to affect the external elevation.
In the previous scheme, the proposed Administration Block was joined to the Performing Arts Centre via a series of flat roofed open. Under the new, re-advertised scheme, this element has been removed. The scheme is in my opinion, more successful for this.
The Performing Arts Centre is a low lying set of buildings which conforms with the Civil Aviation Authorities restrictions over building heights and proximity to the Airport. Adherences to these restrictions have generated the building's form and flat roofed nature.
The building utilises a palette of materials that includes painted render, coursed stonework, modern metal roofing and windows in a modular format. This results in a low lying building which has a minimal impact on the setting of the registered building and is therefore an acceptable design in my opinion.
Having considered these proposals, I recommend Approval of this application.
Whilst there is an objection from Department of Transport on the basis of the implications of the development on the capability of the access to accommodate the change in traffic. However, I am not convinced that there will be a significant change in the level or nature of traffic using the entrance. The entrance onto the A5 Castletown/Douglas Road is already quite wide. In any case, the entrance gates are Registered so any alteration to them is likely to be resisted. As such I would not recommend requiring a traffic impact assessment in this instance.
Approval. Whilst the extensions and new building alter the context and appearance of the Registered Building, it must be remembered that the site is a working school where the changing demands of modern curricula result in changes to the building and new and improved facilities. As is described above, the new buildings are unashamedly different from the Registered Building so as not to detract therefrom and mark a distinction between it and them. Whilst the Society for the Preservation of the Manx Countryside and Environment do not approve of the proposed design and resulting appearance, I would recommend adherence to the views and recommendations of the Conservation Officer.
Whilst Disability Access Officer, Manx Electricity Authority, Fire Prevention Officer all represent statutory authorities, the points raised in correspondence relate to Building Control matters and working practices and not planning and as such should not be afforded party status in this instance.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
The Society for the Preservation of the Manx Countryside and Environment is not directly affected by the proposal and should not be afforded party status in this case.
Whilst Department of Health and Social Security represents a statutory authority, the views submitted simply seek information and do not express views which are material planning considerations and as such should not be granted party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 20.04.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the following Drawing Numbers and 3D, Photomontages of the Administration Block and Performing Arts Block all date stamped 23rd February 2007:
015-001 Rev A - Location Plan 015-002 Rev A - Site Plan 015-005 Rev A - Proposed Part Ground Floor Plan 015-006 Rev A - Proposed Part First Floor Plan 015-009 Rev A - Proposed Elevations - Sheet 1 of 2 015-010 Rev A - Proposed Elevations - Sheet 2 of 2.
C 3. PRIOR to the commencement of any building works, a photographic survey must be undertaken to record all existing internal and external features of interest, such a record to be prepared in consultation with the Conservation Officer of the DLGE.
C 4.
PRIOR to the commencement of any works, the applicant must have approved by the Planning Authority, large scale (minimum 1:20) details of the external windows, doors and glazed links of the Administration Block.
C 5. Prior to the commencement of any works, the applicant must have approved by the Planning Authority, large scale details (minimum 1:20) of the cornicing details to the top of the Administration Block.
C 6. At least three of the proposed new spaces - those closest to the nearest buildings, must be laid out so as to be accessible to and usable by disabled persons with dimensions not less than 3.6m wide.
N 1. PRIOR to the commencement of any works the applicant is advised to consult the Chief Fire Officer to ensure that adequate fire precautions are taken.
N 2. There is an 11kv electricity cable running through the site of the proposed works. Prior to the commencement of works on the permitted scheme this cable must be diverted.
Decision Made : ... Committee Meeting Date : ...
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