DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 21/01483/B Applicant: DOI Public Estates & Housing Division Proposal: Erection of a 2.4m high fence to existing grassed area to create a secure childrens grassed learning/ play area Site Address: Glencrutchery School Glencrutchery Road Douglas Isle Of Man IM2 6EB Planning Officer: Mr Paul Visigah Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 04.02.2022 _________________________________________________________________

Conditions and Notes for Approval

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. Overall, it is concluded that the planning application does not conflict with General Policy 2 and Community Policy 5 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information; This approval relates to the Existing Site Location Plan, Proposed Site Location Plan, Supporting Photographs and Information, and Fence Details, received 7 December 2021. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the curtilage of Glencrutchery Special School, a part single part two storey building sited on the eastern side of Greenfield Road, Douglas. To the north of the

application site is the Isle of Man College and covered reservoir whilst to the south of the application site is Centre 21.

2.2 Situated directly south of the site entrance and adjacent the Greenfield Road is the school playground which is set about 2m above the road level for Greenfield Road, and slightly elevated above the access to the school and Thie Ushtey within the broader site area. A cluster of mature landscaping runs along the entire western boundary of the school and playground, with this tree cluster also extending south-eastwards on the southern boundary.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the Erection of a 2.4m high fence to existing grassed area to create a secure children's grassed learning/ play area by the site entrance. - 2.2 The proposed new fencing would be Jacksons Euroguard Regular Metal mesh fence finished in Colour RAL 6005 (Green). This fence colour will be similar to the existing gates and fencing already installed around the school site. The total perimeter of the fenced area would be about 63.8m. - 2.3 No trees or vegetation will be disturbed by the new fencing. - 2.4 The applicants have provided supporting information of the fencing details which stipulates the types of posts to be used, mesh sizes, anti-climb design, and its type of applications which includes use for perimeters and in schools.

- 3.0 PLANNING POLICIES

3.1 The site is zoned as Buildings or Land for Civic, Cultural or Other Use on the Area Plan for the East (Map 4 - Douglas), and the site is not within a Conservation Area. The site is not at risk from flooding nor are there any Registered trees on the site. The site is also not within a Registered Tree Area. As such, the following Strategic Plan policies are considered relevant: - 3.2 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:

• 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;

• 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; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; m) takes account of community and personal safety and security in the design of buildings and the spaces around them"

3.3 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".

- 4.0 OTHER MATERIAL CONSIDERATIONS

4.1 Plan for Tackling Childhood Overweight and Obesity in the Isle of Man (2013)

• 4.1.1 Strategic Aims and Objectives (In part) "The Plan aims to ensure that all children in the Isle of Man grow up with a healthy weight, through eating well and enjoying being active.

Aim 2: To prevent overweight and obesity developing in children and young people in the Isle of Man. Objective: To promote healthy eating and physical activity to adults and children.

Aim 4: To ensure strategic planning includes focussing on overweight and obesity prevention. Objective: Engage partners in a multi-discipline approach to reducing levels of overweight and obesity in children and young people".

- 5.0 PLANNING HISTORY

5.1 One of the previous planning applications is considered relevant in the assessment and determination of this application. 5.2 Planning approval was granted for Retention of site access road and accommodation, erection of fencing, creation of car parking and traffic areas and relocation of cabins under PA 08/00050/B. The new fencing perimeter would be outside but joined to the previous fencing area approved under the above application. - 6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

6.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is 'No Highway Interest' in the letter dated 22 December 2021.

6.2 Douglas Borough Council have stated that they have no objection to the application in a letter dated 22 December 2021.

6.3 No comments have been received from neighbouring properties. - 7.0 ASSESSMENT

7.1 The key considerations in the assessment of this application are principle of the proposed facility, the impact on the visual amenity of the area, as well as the impacts on neighbouring amenity.

7.2 The Principle

• 7.2.1 The proposed use readily falls into the established use of the site and would provide a useable, social space within the school; besides being a complimentary extension to this section of the school as it would be fenced in, and cease to serve as a landscaped green within the broader site area. It is considered that the proposed use would not be contrary to General Policy 2 (b) & (c), and community Policy 5 with regard to the use of the site.

• 7.2.2 It is also vital to note that the site is within an area designated as 'Buildings or Land for Civic, Cultural or Other Use', and what is sought is the fencing of open exposed landscaped area on the site, which would improve the security of the site and make it more suitable for the vulnerable pupils which use the site. Given that the site is for school use, and situated within an area zoned for educational use, it is considered that the principle of the development is acceptable.

7.3 The impact on the visual amenity of the area

• 7.3.1 With regard to the impact of the proposed works on the school building and surrounding spaces, it is considered that the proposal will have a relatively minor impact on the building itself given that it would not be at a section of the site that is currently used as a landscaped space on the site. Besides, the proposed works would make the space functional

for the intended users as it would increase the available controlled play area for the pupils. Also, the appearance of the site is not considered to be significantly changed to that which currently exists, as the fencing area would only increase and add to that which currently exists within the broader site area.

• 7.3.2 When viewing the site from Greenfield Road, it is noted that the works would be considerably screened by the mature landscaping on the boundary with the road and as such would only be viewable when approaching the site from the Isle of Man College. Besides, the fencing will be read in the context of the broader site area which has a long stretch of fencing adjoining the proposed fencing around play area. It is, therefore considered that the proposed works would be in keeping with the character and appearance of the school site, even though it will be partly viewable from some vantage point along the streetscene.

7.4 The impact of the proposal upon the neighbouring residents

• 7.4.1 In terms of impact on neighbouring amenity, it is noted that the proposed works would bring the play area closer to 70 Greenfield Road. Whilst the play area would be 18.9m from the 70 Greenfield Road, there is a three line buffer situated along the boundary of this property which would serve to ameliorate any noise impacts. Besides, the use of this space would only be for a limited play time during the school hours which usually coincides with times most neighbours would be away from their houses, and as such any potential impact is minimised by this factor. It should also be noted that the site is zoned for Buildings or Land for Civic, Cultural or Other Use (which includes schools), and it is not unusual for schools to generate some noise during designated break times.

• 7.4.2 Given the above, it is considered that any impacts on neighbouring amenity would not be sufficient to warrant refusal of the scheme.

- 8.0 CONCLUSION

8.1 Overall, it is concluded that the planning application does not conflict with General Policy 2 (b), (c) or (g) and Community Policy 5 of the Isle of Man Strategic Plan 2016, and is recommended for approval. - 9.0 INTERESTED PERSON STATUS

9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 9.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed in Article 4(2) who should be given Interested Person Status.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 04.02.2022 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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