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Application No.: 08/00050/B Applicant: Department Of Education Proposal: Retention of site access road and accommodation, erection of fencing, creation of car parking and traffic areas and relocation of cabins Site Address: Land At Glencrutchery Special School Glencrutchery Road Douglas Isle Of Man IM2 6EB Considerations Case Officer : Mr Ian Brooks Expected Decision Level: Planning Committee Written Representations Maynrys 21 First Avenue Douglas Isle Of Man Interest expressed Seacliffe Old Castletown Road Ballaveare Braddan Interest expressed Consultations Consultee : Highways Division Notes : No objection Consultee : Douglas Corporation Notes : No objection Consultee : Manx Electricity Authority Notes : Note received
SITE The application site is a parcel of land between Glencrutchery Special School, which is located to the south of the site, and the residential properties of Holmfield Close and the new water treatment works, which are located to the north of the site.
The site is zoned as an area of buildings for civic, cultural and other special use, particularly for education purposes, in the Douglas Local Plan 1998.
2 April 2008 08/00050/B Page 1 of 4
The proposal is to retain a site access road and accommodation, erect fencing and create a car park and relocation of the Youth Motor Project cabins.
The proposed fencing will comprise of 1500 mm high close boarded timber fencing along the northern boundary of the application site between the proposed car park and the new water treatment works. A further section is proposed next to the eastern boundary of the application site.
The car parking layout will provide 86 spaces. The existing accommodation on the site will be used for teaching purposes.
Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application:
The following previous applications are considered relevant in the consideration of this application: 05/00020/B - Siting of 4 connected cabin units, relocation of existing for educational use, demolition of extension and outbuildings, creation of temporary site compound approved under 03/1758/B for new water treatment works, later to be used as car park - granted 14th April 2005.
03/01758/B - Creation of a new water treatment works and ancillary buildings, including access road, parking and landscaping - granted 9th March 2004.
Douglas Corporation and the Highways Division of the Department of Transport do not oppose the application.
The occupiers of No. 21 First Avenue raise concerns regarding noise and light pollution from the site. Mr Jessopp, Seacliffe, Port Soderick does not object to the application subject to conditions. Standards comments have been received from the Manx Electricity Authority.
The Department Education allowed the Water Authority to occupy and use the site as a contractor's compound in respect of the construction of the adjoining new water treatment works.
Upon completion of the water treatment works the Water Authority are required to remove the site accommodation and temporary access road under condition 15 of 03/01758/B. The condition stated that "Following the completion of building and engineering, and within 3 months thereof, all temporary works, including the access road, the footbridge, the site compound, and noise attenuation barrier must be removed, and the Special School land forming part of the site must be restored to its present condition."
In the meantime, a further application was submitted for the siting of 4 connected cabin units, relocation of existing for educational use, demolition of extension and outbuildings, creation of temporary site compound approved under 03/1758/B for new water treatment works, later to be used as car park back in 2005. This was granted planning permission on 16th April 2005 subject to conditions. Condition 2 of the planning permission states that "This permission is for a maximum period of four years, after which the cabins must be removed from the site unless there is by then in place an approval for a further period." This permission will expire on 16th April 2009.
The applicant's agents have indicated that the Department of Education are currently finalising a Masterplan in respect of academic development of the Isle of Man College which will include the redevelopment of the Construction Craft Engineering Department, the relocation of certain Higher Education function to the Nunnery and in due course development of the Glencrutchery site.
The applicant has indicated that in order to facilitate the implementation of the Masterplan, the Department of Education wishes to utilise the access road and site accommodation for site access, temporary parking and teaching purposes. The applicant is seeking approval for a period of 10 years, or a period deemed appropriate by the planning committee.
The use of the existing accommodation for teaching purposes would be in accordance the land use designation of the Douglas Local Plan.
Whilst a long term Masterplan for the site would be helpful and desirable, the temporary arrangement would not prejudice such a plan. The proposed 10 years may be considered excessive as the fence would, in effect become a permanent feature. It should be noted there is already permission in place to use part of the site for parking which will expire in April 2009. It is considered that permission for a 4 year period would be more appropriate, as this will give some certainty to the Department of Education to finalise their plans and assess their long term needs of the site.
In respect of the concerns regarding noise and light pollution, part of the site has already received planning permission for it to be used as car parking. This application is not proposing to go any nearer to the residential properties on First Avenue than the extant planning permission. It is considered this proposal will not cause any significant harm to the neighbouring residential properties from noise pollution than what could be implemented. This application is not proposing to install any lighting columns in the car park and therefore light pollution from the site will be minimal.
It is recommended that planning permission be granted subject to conditions in the attached schedule.
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.
Whilst Manx Electricity Authority represents a statutory authority, the points raised in correspondence relate to Building Control matters and not planning and as such should not be afforded party status in this instance.
It is considered that all parties who made representations to the planning application comply with the requirements of Planning Circular 1/06 - Determination of Interested Party Status with exception of the resident of Port Soderick.
In summary, it is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:
Highways Division of the Department of Transport The occupiers 21 First Avenue Accordingly the following parties are not afforded interested party status: Manx Electricity Authority The resident of SEacliffe, Old Castletown Road, Braddan.
Recommended Decision: Permitted
Date of Recommendation: 17.03.2008
N : Notes attached to conditions R : Reasons for refusal
This permission relates to retention of an access road and accommodation, erection of fencing, creation of car parking and traffic area and the relocation of cabins as shown in drawing numbers AP01 A, AP02 and photographs date stamped 14th January 2008.
This permission is for a maximum period of four years, after which the cabins must be removed from the site and the site be restored in accordance with a restoration scheme which shall have been submitted to and approved in writing by the Planning Authority.
Decision Made : Committee Meeting Date :
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